The Smart Seller’s Guide to Pricing in a Shifting Market

By Robert Wink – North Texas Realtor & Pricing Strategist

Let’s talk truth: pricing your home correctly right now can mean the difference between multiple offers or months of silence.

The North Texas market isn’t cold—but it’s not the frenzy of 2021 either. Inventory’s up in some price ranges, interest rates are steady, and buyers have more choices. That means sellers have to be smart, fast, and real about pricing.

If you’re planning to list in Denton, Argyle, Southlake, or surrounding areas, here’s your no-fluff guide to pricing right in a shifting market.

📉 1. The Market Isn’t Crashing—But It Is Rebalancing

What does that mean?

Overpriced homes are sitting
Price reductions are back
Buyers are expecting value, not just hype

Homes that are well-priced and prepped are still moving fast—especially in places like Argyle ISD, Southridge, and Trophy Club. But buyers are more cautious, and if your price is even 5–10% too high, they’ll scroll right past you.

📊 2. Know the Right Comps (Not the Old Ones)

Pricing isn’t guesswork—it’s about data, context, and strategy. The biggest mistake sellers make? Basing their price on what a neighbor sold for 3 months ago.

Instead, use:

Sales from present going back 3 months maximum.
Pending listings that show buyer demand
Active competition (your real-time rivals)
Expired listings (what didn’t sell and why)

And remember: “Asking” price isn’t “market” price. What a neighbor listed for means nothing if it didn’t close.

🎯 3. Aim for “Just Under” Price Points

In this market, strategy wins. If your home could be worth $710K, pricing it at $700,000 will draw more eyes—because buyers set filters at round numbers in increments of $25,000 to $50,000.

You’re not “losing” $10K—you’re gaining twice the exposure.
You do not have to accept an offer, but often your first offer is your best offer.

🏆 4. Don’t Price for Yesterday’s Market

If you listed your home last year, you might’ve gotten away with overpricing. Today?

Overpriced homes = more days on market
More days on market = buyers wonder what’s wrong
Buyers assume they have leverage, and your offers drop

Instead, price where the market is, not where you wish it were. You can always adjust up with demand—but adjusting down just looks desperate.

💬 “A smart list price is like bait—you want to attract the most qualified, motivated buyers quickly.”

🔧 5. Add Value Before Adding Price

If you’re pushing the top of your price range, back it up with visible, tangible value:

New roof or HVAC? Mention it.
Upgraded kitchen or flooring? Highlight it.
Move-in ready + low maintenance? Say it loud.

If your home stands out on paper, buyers will pay attention. If it’s priced the same as others but needs work? You’ve already lost.

📲 Final Word from Robert

In today’s market, buyers are educated, interest rates are stable, and competition is real. The sellers who win are the ones who price strategically, not emotionally.

If you’re not sure what your home is worth today, I’ll show you the real data, walk you through your neighborhood comps, and build a price plan that sells—not just lists.

👉 Call me to establish your home pricing game plan. Let’s price it right and get it sold fast.

Want a quick CMA or pricing snapshot for your neighborhood? I’ll send it over—no pressure, just data. Let me know your address and timeline.

Robert Wink, Realtor®

Project Management Professional (PMP)

Military Relocation Professional (MRP)

Short Sales and Foreclosure Resource (SFR®)

Texas Residential Leasing Specialist (TRLS)

M: (940) 999-8988

5950 Sherry Ln Ste 200 | Dallas, TX, 75225

robert.wink@cbrealty.com

License #: 757533