The Power of Smart Pricing: Why It Matters More Than Ever in Olympia’s Market

By Mel & Zack Durham, eXp Realty

In today’s dynamic real estate market, pricing your home correctly from the very beginning is one of the most powerful strategies you have as a seller. In Olympia, Washington—where demand fluctuates between neighborhoods, price points, and even seasons—this decision can make or break your sale.

As experienced agents who live and work right here in Olympia, we’ve seen firsthand what happens when a home hits the market with the right price—and when it doesn’t. Let’s dive into how we approach pricing, what buyers see when it’s done right, and why it makes all the difference.

How We Price a Home the Right Way

We don’t guess. We analyze.

When we meet with sellers, we take a hyper-local, data-driven approach to pricing. That includes:

• Comparative Market Analysis (CMA): We study recently sold homes in your area that closely match your property in size, condition, location, and amenities. These real-world comps are our pricing foundation.

• Current Market Trends: Olympia’s market shifts seasonally. We monitor inventory, buyer demand, average days on market, and sale-to-list price ratios to know exactly where things stand.

• Your Home’s Unique Features: Renovations, lot size, views, layout, and even curb appeal matter. We factor in what makes your home stand out—or what buyers might see as a drawback—and adjust accordingly.

• Strategic Positioning: We often recommend pricing just below a major threshold to attract more eyeballs. For example, pricing at $499,000 instead of $505,000 can bring in significantly more search traffic.

This process isn’t just about math. It’s about knowing Olympia’s neighborhoods, buyer psychology, and current demand—and then combining all of that into a pricing strategy that gets you noticed.

What Buyers See When a Home Is Priced Correctly

A correctly priced home sends a powerful signal to buyers. It says:

• “This home is worth your time.” Listings that are priced in line with market value generate excitement—and more importantly, showings.

• “We know the market.” Buyers are savvy. They’ve seen overpriced listings linger. A fairly priced home feels honest and competitive.

• “You better act fast.” When buyers perceive value, they move quickly. This is how we generate multiple offers, often driving the final price even higher.

When a home is priced right, it’s not uncommon to see:

• More clicks and views online

• More in-person showings within the first week

• Faster time on market

• Stronger offers with better terms

The Risks of Overpricing (and How It Hurts the Listing)

Overpricing is tempting. We get it—your home is special. But homes that are priced too high often sit… and sit.

And when that happens, a few things start to go wrong:

• Buyers wonder what’s wrong.

• Agents stop showing it.

• Price reductions signal desperation.

By the time the price drops to market value, buyers have moved on or are waiting for a deeper discount. That’s why starting at the right price is your best chance to maximize value and minimize stress.

We’re Here to Get It Right the First Time

If you’re thinking of selling your home in Olympia, don’t leave your pricing strategy to chance. Let us help you position your home to shine from day one.

As a husband-and-wife team, we bring two sets of eyes, deep market knowledge, and a shared passion for helping clients succeed. We live here, we work here, and we’re committed to doing right by our neighbors.

Let’s get your home sold—at the right price, with the right strategy, and with confidence.

📞 Ready to chat? Contact Mel & Zack Durham at eXp Realty today!