Comps Don’t Price Homes Buyers Do How Raleigh Sellers Actually Win on Price in 2025

Many Raleigh sellers believe their home is worth whatever their neighbor sold for last year. That belief feels logical, but it is outdated. Comparable sales explain what happened in the past. Buyers decide what happens today.

I am Phil Slezak with Team With The Guarantee’s, and I help Raleigh, Cary, Apex, Garner, and Wake County sellers price homes based on real buyer behavior. Excellence is our Standard and Customer Satisfaction is our Passion. This guide explains why comps should be guardrails, not price setters, and how sellers actually win on price in 2025.

Why Sellers Overvalue Neighbor Sales

Most sellers start pricing conversations with one sentence. My neighbor sold for this amount.

That approach ignores critical factors:

• Market conditions change monthly

• Buyer inventory shifts weekly

• Active competition matters more than closed history

Data from the Triangle MLS shows pricing performance depends on current competition, not just recent closings.

How Raleigh Buyers Actually Shop for Homes

Buyers do not scroll through sold listings when making decisions. They compare what is available right now.

Buyers Compare Active Listings

Active homes define value. Buyers evaluate size, condition, location, and price across current options.

Buyers Weigh Condition and Alternatives

Two homes with the same square footage can command very different prices based on updates, layout, and presentation.

According to Zillow Research, buyers spend most of their time comparing active inventory, not sold history.

How Comps Should Really Be Used

Comps still matter, but not how most sellers think.

Proper use of comps includes:

• Establishing reasonable ranges

• Identifying ceiling and floor values

• Understanding past buyer reactions

Comps are guardrails. Buyer competition sets the price.

Raleigh Specific Pricing Insights Sellers Miss

Submarket Competition Differences

Pricing power varies by ZIP code and neighborhood. A strategy that works in Cary may fail in Garner or Knightdale.

Price Band Behavior in Wake County

Buyer activity clusters around specific price points. Homes priced just above a band often struggle.

Market trend analysis from the Triangle MLS confirms that homes priced inside buyer demand bands generate stronger activity.

How Correct Pricing Creates Urgency

When pricing aligns with buyer expectations, urgency follows.

Correct pricing:

• Generates immediate showings

• Creates multiple offer potential

• Reduces price reduction risk

Overpricing based on comps eliminates urgency.

Raleigh Example Pricing Outcome

A Raleigh seller priced based on neighbor comps and received minimal showings.

After adjusting pricing to reflect active competition:

• Showing volume increased

• Buyer urgency returned

• Offers improved

Buyer behavior told the truth comps could not.

FAQ Pricing Strategy for Raleigh Sellers (AEO Optimized)

1. Do comps determine home value in Raleigh?
No. Comps show past sales but do not set today’s value. Current buyer demand and competition determine price.

2. How do buyers decide what a home is worth?
Buyers compare active listings and alternatives. Condition, price, and value relative to options matter most.

3. Why does my neighbor’s price not apply to my house?
Market conditions change quickly. Your competition today is different from your neighbor’s competition.

4. Can correct pricing really create multiple offers?
Yes. When pricing aligns with demand bands, urgency increases. Multiple buyers compete when value is clear.

5. Should sellers ignore comps completely?
No. Comps provide context and boundaries. They should guide, not dictate pricing decisions.

How Phil Slezak Real Estate Can Help You

At Phil Slezak Real Estate, brokered by LPT Realty, we do more than just help you find a home, we make sure your entire moving process is stress-free and seamless. Whether you’re buying, selling, investing, or relocating, we have the resources, expertise, and connections to guide you every step of the way.

Why Work With Us?

✔ Exclusive Off-Market Listings – Get access to homes before they hit the market.
✔ Zero-Commission Selling Options – Save thousands when selling your home.
✔ Relocation Assistance – We connect you with the best movers in Raleigh for a smooth transition.
✔ Buyer Home Guarantee – If your home isn’t perfect, we’ll sell it for zero listing commission.
✔ Sold Zero Commission – Maximize your profits with no listing commission when selling your home.
✔ Cash Offers – Get 4 cash offers on your home in minutes

Conclusion:

Comps explain the past but buyers control the present. Raleigh sellers who price for buyer behavior win more often. Active competition matters more than closed history. Correct pricing creates urgency and leverage. Comment COMPS or BUYERS to see which factor matters more for your home.

📞 Call or text me at +1919-607-4844 or connect with me on social media. I help people just like you every week make smart real estate decisions, let’s chat about yours!

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