A few basics — these populate the seller-facing report at the end. Nothing leaves your computer.
Refresh on the framework before you sit down with the seller. The list price is the invitation — not the sales price. It's the leading indicator that decides who shows up, when, and how many compete.
List above the comps · "List High"
List the home meaningfully above the comparables, leaving deliberate room for negotiation downward. Buyers in your stretched bracket compare your home to genuinely better homes and pass. Buyers who would have loved your home never see it because their search filter caps below.
List at the comps · "List At Market"
Price in line with relevant comparables — especially the ones currently under contract. Pendings show real-time demand; solds are a rear-view mirror. Buyers evaluate fairly. Sale price lands within ~2-3% of list. Predictable, low-drama.
List slightly below the comps · "List Low → Win"
List a few percent below the comp set on purpose — to create an auction-like environment. The home shows up in more search brackets, demand stacks, and buyers bid each other up past their stated max. You win on negotiation leverage instead of pricing leverage.
Group the comps you pulled from the MLS into three tiers — high, mid, and low. The averages here become the projected list price under each strategy in the seller's report.
Properties priced above your subject home. List price for aspirational strategy ≈ average of these.
Properties most directly comparable, especially currently pending. This is the market-value anchor.
Slightly below the subject home — these inform an aggressive list price designed to create auction conditions.
Review, then export. The print dialog includes a "Save as PDF" option — that's your shareable report.