

3,468,935
Given what you wrote: "Sellers market; houses on this street go under contract at full price in 10 days or less."
I do not believe the list price variance in the examples you give would make a difference.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Clay R. Seay
Saint Augustine, FL
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Ron and Alexandra Seigel
Carpinteria, CA
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
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Fred Griffin Florida R...
Tallahassee, FL
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Kat Palmiotti
Kalispell, MT
943,239
$400,000.00. Depending on your MLS, if you list for 399000.00, and a buyer enters $400-450,000.00 as search criteria, the $399,000.00 won't appear in their results.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Brenda Mayette
Glenville, NY
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
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Fred Griffin Florida R...
Tallahassee, FL
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Kathleen Daniels, Prob...
San Jose, CA
2,403,319
I would use the 400K mark. That way it falls in the $375 - 400K search and the $400K - 425 K search... or whatever range they are searching.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Ron and Alexandra Seigel
Carpinteria, CA
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John Juarez
Fremont, CA
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Kat Palmiotti
Kalispell, MT
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Kathleen Daniels, Prob...
San Jose, CA
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Fred Griffin Florida R...
Tallahassee, FL
1,662,684
$399,968.21
It would pop! on the MLS and be an attention getter.
In a hot market, ask for what you want. We have the idiotic value range in SoCal so I could ask $399,000-$401,000 and get 2 buyer pools.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Brenda Mayette
Glenville, NY
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John Juarez
Fremont, CA
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Fred Griffin Florida R...
Tallahassee, FL
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Kathleen Daniels, Prob...
San Jose, CA
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Thomas J. Nelson, REAL...
La Jolla, CA
2,143,376
If houses go under contract at full price in 10 days or less, no reason not to price at $400K.
This exposes the property to those searching from $350-$400, $375-$450 as well as $400-425, and $400-450.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Clay R. Seay
Saint Augustine, FL
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Fred Griffin Florida R...
Tallahassee, FL
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
2,655,156
I prefer even numbers so would use $400K. As several people have suggested, then it'll be found in more searches.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
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Kathleen Daniels, Prob...
San Jose, CA
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Fred Griffin Florida R...
Tallahassee, FL
478,451
I like the bracket of the even number so you are appearing in two different searches. Just like Carol Williams mentioned.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
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Kathleen Daniels, Prob...
San Jose, CA
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Fred Griffin Florida R...
Tallahassee, FL
1,126,689
$400k will give the most exposure since those searching $380-400k and $400-420k will see it.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Carol Williams
Wenatchee, WA
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John Juarez
Fremont, CA
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Kathleen Daniels, Prob...
San Jose, CA
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Fred Griffin Florida R...
Tallahassee, FL
2,901,213
3 is less than 4 making one wonder thus doing what marketing does...In real life, what does it matter whether something sells for $5k more or less?
NOTE: Does anything sell at asking price now a days?
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Clay R. Seay
Saint Augustine, FL
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John Juarez
Fremont, CA
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Kathleen Daniels, Prob...
San Jose, CA
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Fred Griffin Florida R...
Tallahassee, FL
1,514,605
If your market is that brisk, a $1,000 difference in pricing would be irrelevant. What do the comps say? Price accordingly.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Clay R. Seay
Saint Augustine, FL
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Fred Griffin Florida R...
Tallahassee, FL
2,071,336
Wow, in 10 days under contract in that street?
So, really, does not matter $399,000 or $400,000 in this case.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
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Valeria Mola
Sunny Isles Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
1,862,416
Always an even number. You will either be the most expensive listing in one search or the least expensive listing in another search, but you get in both searches. That increases those who see your listing in automatic email notifications.
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Jeffrey DiMuria 321.22...
Melbourne, FL
217,010
All sage advice here! Good luck!
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
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Carol Williams
Wenatchee, WA
803,989
$399,950 would be my go to list price.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Clay R. Seay
Saint Augustine, FL
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Fred Griffin Florida R...
Tallahassee, FL
8,330,839
I would use $400,000 because most search in round numbers.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
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Carol Williams
Wenatchee, WA
1,598,552
$399,000.
Why not 400K?
Some search gives an option up to from 350K to 399K
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Diana Zaccaro Broker A...
Cocoa Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
885,607
Remember to consider on-line buyer behavior and you'll have your answer: $400k
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
2,820,209
400, to get in both price searches.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
5,645,181
Many years ago most followed the Schwinn bicycle lead and went with $399,900. Now people are smarter and $400,000 may generate more interest.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
1,556,050
400,000 makes the most sense in today's range based searches. Since it's a cut-off point people searching for homes up to 400k and those searching starting at 400k would both be able to see it. If it was 399k or 399.9k, then the 400 and up wouldn't see it.
Of course with that said, your 400 and up buyer can afford more and will likely go for something higher up in their range.
We still price many homes with the 399.9k or the 399k mark.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
3,417,775
I am not sure it matters these days, i like the old stand by $399,900. Any listing I get, i put under contract in a day or so no matter the price.
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Evelina Tsigelnitskaya
Sunny Isles Beach, FL
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Valeria Mola
Sunny Isles Beach, FL
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Fred Griffin Florida R...
Tallahassee, FL
6,854,086
I dont think it really matters, they will all sell.
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Bob Crane
Stevens Point, WI
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Fred Griffin Florida R...
Tallahassee, FL
117,476
iF your market is that hot...price it at $400k , fasten your seatbelt and prepare for Multiple Offers ... Best Wishes,
Mike
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Fred Griffin Florida R...
Tallahassee, FL
398,388
Search engines dominate over traditional marketing methods- and thus $400k will capture both the $399k and under buyers as well as those starting their search in the $400k range.
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Fred Griffin Florida R...
Tallahassee, FL
921,504
PRICE is the determinate of TIME.
What does the seller want?
What has the agent done to identify and distinguish the tangible and intangible assets of the property?
A lazy agent will compromise the owner and think quick sale is a good sale because the MLS is their ONLY tool.
In this case, I would suggest living in the house where Johny Depp lived in the movie Edward Scissor Hands takes the starting price to $450,000.
Now we wait for the buyer who wants something to talk about regarding their new home.
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Fred Griffin Florida R...
Tallahassee, FL