Why Pricing Right From Day One Matters
What Last Year's Redmond, Oregon Real Estate Market Taught Us
If you're thinking about selling your home in Redmond, Oregon, one of the biggest decisions you'll make is how to price it. Sellers often ask if they should "test the market," list a little high, or wait to see how buyers respond.
The truth is, the market gives us very clear signals - and last year's data in Redmond, OR tells a compelling story about what works, what doesn't, and why pricing strategy matters more than ever.
I want to walk you through what actually happened over the past 12 months and how I use research and analytics before a home ever hits the market to help sellers get the best possible outcome.
A Look Back: Redmond, OR Real Estate Activity (Last 12 Months)
From January 1, 2025 to today, 929 homes closed in Redmond. That's a healthy amount of activity, but the details matter far more than the headline number.
Here's what the data shows:
Median sold price: $525,000
Median days on market: 38 days
Average sold-to-list price ratio: 98.7%
Median sold-to-list price ratio: 99.3%
Average price reduction from original list: about 3-4%
On the surface, that looks like a strong market. But when you dig deeper, the difference between homes that sold quickly and those that sat is where pricing strategy becomes critical.
The First 30 Days Are Everything
Nearly 45% of all homes sold within the first 30 days on the market. That's not a coincidence - that's buyer behavior.
Homes that went under contract in the first 30 days sold for:
99.35% of list price, on average
99.32% of their original list price
As time on market increased, those numbers dropped.
Homes that took longer than 90 days:
Sold closer to 93-95% of their original list price
Were far more likely to experience one or more price reductions
This tells us something important:
The market rewards homes that are priced correctly from the beginning.
Why "Listing High" Often Backfires
One of the most common pricing mistakes I see is the idea of listing high "just to see what happens." Sellers worry about leaving money on the table, but the data shows the opposite often occurs.
When a home is overpriced:
Buyers don't want to offend sellers with low offers
The home gets filtered out of online searches
Showings slow down quickly
Price reductions follow
The home begins to feel "stale" to the market
Once that happens, sellers are no longer negotiating from a position of strength. Instead of creating competition, they're chasing the market - and that usually results in a lower final sale price than if the home had been priced correctly from the start.
Why Pricing Is About the Market - Not the Seller's Needs
Another challenge I help sellers navigate is separating what they need from what the market will pay.
Buyers don't see:
What you paid for your roof
What upgrades cost you
What you need to net for your next home
They see:
Comparable homes
Price, condition, and location
Value relative to other options
That's why pricing must be rooted in data, not emotion.
How I Price a Home Before It Hits the Market
Pricing a home isn't a single number pulled from an algorithm - it's a strategy.
Here's what my process looks like:
Start with the facts
I review the home's size, age, layout, lot, and features directly from the MLS.
Analyze recent sold homes
Closed sales show what buyers are actually willing to pay - not what sellers hope for.
Study time on market
I look closely at which homes sold quickly and which sat, and why.
Evaluate current competition
Active listings matter. Pricing strategically below competing homes can give a listing a real edge.
Factor in seasonality
A home priced at the top of the market late summer or fall often sits longer than one priced competitively in spring.
Adjust for upgrades and condition
After walking the home with the seller, I fine-tune the price based on improvements and presentation.
Finalize pricing just before launch
I review new listings and pending sales right before going live so nothing is missed.
The goal is simple:
Get the most the market will offer with the fewest price reductions and an offer within the first 30 days.
Price Brackets Matter More Than Sellers Realize
Buyer demand isn't evenly spread across all price points.
In Redmond, OR, homes in the $400k-$600k range:
Sold the fastest
Had the highest volume of sales
Attracted the largest buyer pool
As prices increase, buyer pools shrink. That doesn't mean higher-priced homes can't sell - it just means pricing precision becomes even more important.
What Expired and Cancelled Listings Teach Us
One of the most valuable - and often overlooked - data points is homes that didn't sell.
When listings expire or are cancelled, the reason is rarely marketing or photography. More often than not, it comes down to price. The seller wanted more than the market was willing to pay.
Reviewing those outcomes helps me guide sellers away from the same pitfalls.
What Sellers Should Take Away From Last Year's Market
Last year's Redmond, OR market showed us that:
Buyers are active, but price-sensitive
Homes priced right sell faster and closer to list price
Overpricing leads to longer market times and lower outcomes
Strategy beats guesswork every time
Pricing isn't about rushing - it's about being intentional.
Thinking About Selling in 2026?
Let's Plan Early
If you're considering selling next year, now is the perfect time to start planning. A thoughtful pricing strategy, paired with preparation and timing, can make a meaningful difference in your final result.
I'd love to walk through your specific home, review the data together, and help you build a plan - long before a "For Sale" sign goes in the yard.
If this kind of insight is helpful, I also share regular market breakdowns and education on my YouTube channel so homeowners can stay informed and confident.
The right price isn't a guess - it's a strategy.
