Intelligent Pricing Strategy

Going Beyond the CMA

Most agents run a Comparative Market Analysis (CMA) and base their list price recommendation solely on this data. While I do strongly take into account CMA data, I go beyond the CMA and take into account market conditions, seasonality, & Your Personal Priorities.

This allows me to determine whether we should price the property with current comparable data or at a higher/lower price. The end result is a better sales price for you in the time frame that you define.

What My Intelligent Pricing Strategy Takes Into Account

Comparative Market Analysis: How much have similar properties in the same/similar neighborhood recently sold for? What asking prices are comparable properties currently listed at that are both active & under contract? By taking this information into account, I find a price range for your property.
How the CMA works
Market Conditions: After I know the price range for your property, I look at your specific market conditions. I'll determine the absorption rate in your market, how many months of inventory are currently on the market, & what the average time is to sell. This information tells me whether we should price on the high/low side of the comparable sold properties, or if I should price the property with the sold comps.
Understanding the market
Market Seasonality: I'll take into account where you are in the selling season. Is the market currently hot or cold? Is it heating up or cooling down? When the market is heating up, we want to price the property on the high side (or above) the sold comps. During peak season, I gravitate towards the most recently sold comparables and price the property with those comps. When the market is slowing down, you want to price your property with or below the most recently sold comparables.
Priorities & Expectations: When market conditions & seasonality are optimal, we can price the property on the high side (or higher) than the comparables & you can still expect to sell quickly. However, when we have a less than ideal market or when selling during the off season, we will want to take into account your priorities & expectations. Do you need to sell the property quickly or do you care more about getting the highest price possible? These are often competing interests & we need to price the property according to your situation.

Looking at more than just what similar houses sold for lets me price your home competitively, help you get the most for it, and give you a realistic picture of what to expect before we list.

Let Me Be Your Guide

I am a Certified Luxury Home Marketing Specialist. The higher the price, the smaller the pool of buyers watching, and the more a pricing mistake costs you in time on market.

Selling in Myrtle Beach is rarely one story. You might have outgrown a starter home and be ready to move up. You might be trading yard work for a low-maintenance condo. Or you might be ready to let go of the beach place you bought a few years back.

Each of those is a different sale, with its own timeline and its own definition of a good outcome. Pricing that ignores which one you are in is guesswork.

Whatever brought you here, the person you meet is the person who handles your sale. No team. No assistants. No handoff to someone you have never met. In 12 years I have personally sold more than 360 homes, and I have never passed one off.

You will know when yours is shown and what buyers said about it. You will get an honest number, even when a higher one would be easier to say. And you will hear from me long before there is an offer to discuss.

Let me be your guide to selling your home in Myrtle Beach. My Selling page goes into greater detail about how I get you the highest possible price.

Frequently Asked Questions About Pricing Strategy

Is a CMA enough to set my asking price?

A Comparative Market Analysis establishes a price range, but it is only the starting point. Most agents base a list price recommendation solely on CMA data. Market conditions, where you are in the selling season, and your own priorities all affect where within that range your home should be priced.

What are market conditions and why do they matter?

Market conditions include the absorption rate in your market, how many months of inventory are currently available, and the average time to sell. Together these indicate whether your home should be priced at, above or below the comparable sold properties.

Does the time of year affect my asking price?

Yes. When the market is heating up, pricing on the high side of the sold comps is possible. During peak season the most recently sold comparables are the best guide. When the market is slowing, pricing with or below the most recent comparables is usually necessary.

What if I need to sell quickly?

Selling quickly and achieving the highest possible price are often competing interests. In a strong market during peak season both can be possible, but in a slower market or off season the price has to reflect which matters more to you.

Can I price above the comparables and still sell fast?

Sometimes. When market conditions and seasonality are both favourable, a home can be priced on the high side of the comparables and still sell quickly. In a less than ideal market that approach usually costs time.

Let's work together.

Ready to discuss what your Myrtle Beach home should be listed for? Ashley DeLong can walk you through the comparables, the current market and the timing for your specific property.

Contact Me! Call Ashley

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