The first two weeks are the whole game
A new listing gets its biggest audience in the first fortnight. Every buyer already working with an agent in your price band sees it then. Price above the band and they see it and move on, and you don't get a second first impression. Everything after day fourteen is leftovers: people new to the market, plus the ones who already passed and are now waiting for you to drop.
How to pick comparables
Same neighbourhood, same property type, sold in the last 90 days, within about 15% on square footage, adjusted for garage, basement development, lot size and condition. Three to five real comparables beat fifteen loose ones every time. And active listings aren't comparables. They're competition. A neighbour asking $475,000 tells you nothing except who you're bidding against.
What a price cut signals
The first one reads as a correction. The second reads as motivation. The third reads as something wrong with the house. Each one invites a lower offer than the last. Which is why starting at the right number beats starting high and planning to come down. You spend the same weeks and end up with less.
When to underprice on purpose
Pricing at the bottom of the comparable band to manufacture competition does work in Regina, but only when inventory in your segment is tight enough to matter and the house shows well enough to hold attention once people are through the door. We used it on 215 Tuscany View back in April. Three offers in nine days, sold $11,100 over asking. It's a strategy, not a default, and on a house with a visible defect it fails badly, because everyone who walks through prices the defect higher than you did and then waits to see whether you'll drop again.
