Although I’m based in Kansas City, I collaborate with real estate professionals in other markets, including a knowledgeable broker in Portland, Oregon. I’ll be sharing some of her blog posts here because the insights she covers—how buyers think, how markets shift, and what sellers need to know—aren’t limited to one city. Real estate may be local, but the lessons often apply everywhere.
How to Price Your Home Right in Today’s Market
ByTanyaPetersonRealtor November 18, 2025
Pricing your home correctly has always mattered — but in today’s shifting market, it can make or break your sale. With buyers regaining leverage and inventory slowly rising, sellers who miss the mark early often end up chasing the market downward. Let’s make sure that’s not you.
Why Pricing Matters More Than Ever
The Oregon market has transitioned from the bidding wars of 2021–2022 into a slower, more balanced rhythm. Buyers are far more analytical now. They compare listings by price per square foot, features, and days on market — and they’re quick to walk away from anything that feels overpriced.
Even a list price that’s just 5% too high can cause a home to sit. That usually leads to price reductions, extended days on market, and a weaker negotiating position. Today’s buyers don’t want to “overpay.” If the number doesn’t make sense, they’ll wait, watch, or move on.
Step 1: Start With the Data — Not Emotion
A strong pricing strategy starts with facts, not feelings.
Review recent comparable sales (comps):
Look for homes within about a mile, that are similar in size, condition, age, and that sold within the last 90 days.
Adjust for condition:
Updates like new roofs, kitchen remodels, or upgraded systems can support a higher price. Deferred maintenance can’t — and buyers will factor it in.
Study your active competition:
You’re not only competing with what has sold, but also the homes that buyers are touring right now.
Your home’s first two weeks on the market are crucial. That’s when serious, ready-to-act buyers will see it — and make decisions.
Step 2: Understand the Buyer’s Perspective
Today’s buyers are evaluating more than just list price. They’re calculating mortgage rates, monthly payments, insurance costs, and long-term affordability.
If your home is priced at the very top of its range, you may unintentionally price out qualified buyers — even if the value technically supports it.
One proven strategy: price just below key search thresholds (for example, $499,000 instead of $505,000). Doing so increases exposure, widens your buyer pool, and boosts showing activity.
Step 3: Be Ready to Adjust Quickly
If showings slow down after the first two weekends, the market is speaking — and it’s important to listen.
Reevaluate buyer and agent feedback.
Are you hearing consistent comments about price or condition?
Make adjustments early.
A quick, strategic price improvement in the first 14–21 days can revive interest and protect your listing from going stale.
Remember: timely adjustments are a sign of smart market positioning, not weakness.
The Bottom Line
Pricing your home right isn’t about guessing — it’s about reading the market and responding in real time. The sellers who succeed in 2025 lead with data, clarity, and strategy. Price it right from day one, and you’ll attract stronger offers, more serious buyers, and a smoother closing.
Tanya Peterson, Principal Real Estate Broker
Next Level Real Estate PNW | John L. Scott Market Center
503-260-2164 OR Lic #200407018
ABR ~ CRS ~ GRI ~ e-Pro ~ SRES
LK Marketing and Real Estate 
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