How I price a 12 South listing before the sign goes in the yard

I do not price a 12 South house from a portal estimate, and I do not price it from the most expensive sign on the block. I start with closed sales. Active asks are opinions. Deeds are facts.

The first cut is the last 90 days of single-family closings in the 12 South set I publish each month. I look at sale price, heated square footage, price per foot, days on market, and whether the house had a price cut. I then widen to 180 days only if the 90-day set is too thin to defend.

Condition is the second cut. A 2019 build with a real backyard is not the same file as a 2008 house that still has the original primary bath. I adjust. I write the adjustment down so a seller can see it. I do not hide it in a speech.

The third cut is the list-to-sale gap on the last six closings. If those houses closed at or above list in under two weeks, the market will still punish a number that sits 8% above the last closed foot. I have watched that happen on Gale, on Ashwood, and on 12th Avenue South.

If you are listing, I will put that sheet on the table before we talk about photography. If you are buying, I will put the same sheet next to the house you want. The monthly report at 12southhomesreport.com is the public version of that work.