August 20, 2026 · 6 min
How I price a 12 South listing before the sign goes in the yard
I start with the last 90 days of closed sales, not the highest active ask on the street. Here is the sheet I actually use.
Read the noteNotes
What I tell clients before the sign goes in the yard
These are working notes, not lifestyle copy. Pricing, days on market, and how to read the monthly report. I write them in the first person because I will put my name on the advice.
July 14, 2026 · 5 min
What days on market actually means on 12th Avenue South
A ten-day average is the sold set. It is not permission to ignore the house that has been sitting since May.
Read the noteJune 9, 2026 · 6 min
Selling a 12 South home without chasing the market down
The work is the first number, the photos, and a contract I can defend. Chasing cuts is what happens when those three are late.
Read the noteMay 12, 2026 · 5 min
Buying in 12 South when the correctly priced houses move first
I look for off-market and coming-soon inventory because the clean files do not wait for your Saturday.
Read the noteApril 3, 2026 · 4 min
How to read the 12 South price report I send each month
Address, sale price, square footage, price per foot, days on market. That is the whole point. Here is how I use each column.
Read the noteMonthly 12 South price report
The table I actually use: sold prices, square footage, and days on market.
I publish it at 12southhomesreport.com. No portal average. No neighborhood vibe piece. Addresses and numbers from the last closed set.