Guides / Selling
How we set a price: comparable sales, explained
Online estimates guess. A real price comes from recent sales of homes like yours, adjusted for what is different. Here is how we do it, step by step.
By Danielle Salomon and Simone Pakoys · Updated 11/12/2026 · General information, not legal or tax advice.
Price is the most important decision in a sale. Too high and the home sits; too low and you leave money behind. Here is how we get to a number you can trust.
1. Start with real sales
We pull recent closed sales in your building or on your street, then widen the search only as far as we need to. Closed sales count most. Active listings show the competition, and pending sales show where the market is heading.
2. Compare like with like
- Condos: same building and the same line when possible, then floor, view and the unit's condition.
- Houses: lot size, bedrooms and baths, pool, roof age, impact windows and updates.
- Waterfront: water access, dock, seawall and the bridges between you and the ocean.
3. Adjust for the differences
No two homes are the same. We adjust each comparable sale up or down for what is better or worse than yours, and we show you every adjustment.
4. Read the market
How long similar homes are taking to sell, how far they sold from their asking price, and how many are for sale right now all shape the range.
5. You decide
We suggest a range and a list price, and explain why. The final call is always yours.