A seller who can see what everyone else is conceding prices better - and knows when to hold.
Measured from the highest price a listing ever carried, not from today's ask - which is how a 12% cut gets advertised as 4%.
Every listing that has cut, measured from the highest price it ever carried — not from today's ask.
Everything here is visible to the person making you an offer. That is the argument for pricing right on day one: the record of every cut you make is public and permanent.
A listing that cuts once early and sells often beats one that holds and cuts four times. What buyers punish is the pattern, not the first correction.
A price drop is one event. What decides your plan is the sequence — when it listed, what work got permitted while it sat, when the cuts came and how big, when it finally went under contract, and what it actually closed at. Ten homes like yours, each on one timeline.
Type an address: the ten most recent sales like it nearby come back as one timeline each — the day it listed and at what price, every price move we tracked, the county permits opened in the run-up and what the work was, the day it went under contract, and what it actually closed at.
Two ways to act on it.