Price is the single biggest factor in how quickly a home sells and how much it nets. Overprice it and you risk weeks of showings without offers; price it well and buyers compete for it.
Start with comparable sales
A comparative market analysis, or CMA, looks at recently sold homes similar to yours in size, age, style, condition and location. Sold prices matter most, because they show what buyers actually paid. Active listings show your competition, and expired listings often show where pricing went wrong.
Location is hyper-local in Dane County
Two similar homes can sell for very different prices a few miles apart. A Monona lakefront ranch, a newer Sun Prairie two-story and a Mount Horeb home on an acre are each priced against their own micro-market. Our community guides explain what drives value in each town.
Adjust for condition and updates
Buyers pay for updated kitchens, baths and mechanical systems, but rarely dollar for dollar what the updates cost. Deferred maintenance, on the other hand, can cost more in price than the repair itself because buyers overestimate the work. See which pre-listing projects are worth it.
Time it right
Spring traditionally brings the most buyers in Dane County, but it also brings the most competing listings. A well-presented home priced correctly can sell in any season.
Watch the first two weeks
The most buyer attention comes right after a home hits the market. If showings are strong but offers don’t come, the price is usually the reason, and adjusting early beats chasing the market later.
Get a real number
Online estimates can’t see your home’s condition or the street you’re on. Request a free home valuation and we’ll prepare a pricing recommendation based on current local sales, then walk you through our selling plan.