Let’s talk home pricing

If my best friend called me and said, “So… what’s my house worth?” here’s exactly what I’d tell her:

“Girlfriend, your house isn’t worth what you paid, plus what you put into it, plus what you need next….It’s worth what someone is willing to pay for it.

I know you paid $450k back in 2019.

I know you put $80k into the kitchen, new flooring, and bathrooms.

I know you need $100k for your next down payment.

But the Missoula County market doesn’t care about any of that.

Here’s what a smart Realtor would actually do:

Pull comps from the last 90 days in your neighborhood.

See that six similar homes sold between $560k–$575k.

Average days on market in Missoula County? About 82.

Based on that, your home is worth around $565k… maybe $570k.

Now, if you list it at $600k because that’s the number you need?

You’ll sit for 120 days.

You’ll do a few price drops.

And you’ll probably end up selling around $550k out of frustration.

But if you list at $560 like the data suggests?

You’ll possibly see multiple offers in week one.

You could sell closer to $570k.

And you’ll be closed in about 30-45 days.

You actually net more by pricing it right from the start.

I know that’s not the number you wanted to hear, friend.

But would you rather someone sugarcoat it and cost you thousands of dollars? Or tell you the truth and get you the most money possible?

If I won’t sugarcoat it for my own friends, I’m definitely not doing it to my clients.