Pricing is the biggest decision you make as a seller. Price too high and the listing sits; price too low and you leave money on the table. This worksheet walks you through the same comparable-sales method agents and appraisers use.
How to use it
- Find 3 to 5 homes like yours that sold (not just listed) in the last 6 months, as close to you as possible. Same building or block is best.
- Enter each sale price and square footage.
- Adjust for differences. If a comp had something yours doesn’t (renovated kitchen, extra bath, parking), enter a negative adjustment. If yours is better, enter a positive one.
- Read the suggested range, then print or save it for our conversation.
| Comp | Address / notes | Sale price ($) | Sq ft | Adjustment ($, + or -) | Adjusted $/sq ft |
|---|
A worksheet, not an appraisal. Condition, views, floor, light, and building finances all move price in ways a formula can’t fully capture.
Where to find comparable sales
- NYC: ACRIS, the city’s free property records site, shows recorded sale prices for houses and condos. Co-op sales are not recorded as deeds, so ask us for co-op comps.
- Westchester: the County Clerk’s land records and your town assessor’s office.
- Listing sites: useful for recently sold homes, but double-check the final sale price against public records.
Pricing tips
- Buyers compare you to what’s on the market right now. Look at active listings too, not just past sales.
- Price just under a round number (for example $699,000 instead of $710,000) to show up in more buyers’ search filters.
- The first few weeks bring the most attention. Starting too high and cutting later usually costs more than pricing right from day one.
- Remember your costs. Run your number through the Transfer Tax & Seller Cost Calculator to see your likely net.
See also Preparing Your Home for Sale and the Selling Timeline. For a professional comparative market analysis at no cost, contact us.