Selling a home in Watch Hill, Weekapaug, Charlestown, Stonington, or Mystic isn’t like selling anywhere else. Our market is unique — limited inventory, strong demand, and buyers who value lifestyle as much as property — but success here still depends on one thing: pricing your home correctly for today’s market.
The reality is that the frenzied seller’s market of recent years, where bidding wars drove prices sky-high, has shifted. According to the latest data from Cotality, roughly 50% of homes nationwide are now selling below their original asking price. That number was closer to 25% during the peak of 2021–2022 but historically sits between 50–55%, meaning we’ve simply returned to a more balanced, normal market.
Why “Yesterday’s Market” Thinking Hurts Sellers
A few years ago, you could list your home above market value and still expect multiple offers. That’s no longer the case. Buyers today have more options, tighter budgets, and more negotiation power.
The first two weeks on the market are critical. This is when your home gets the most exposure to serious buyers. If you overprice and miss that window, interest can stall — and once a listing sits, buyers often assume something is wrong, forcing price reductions later.
That’s why professional pricing advice matters. Adjacent neighborhoods — even streets within Watch Hill or Weekapaug — can have drastically different values. An experienced real estate professional understands these micro-markets and uses real-time data, not outdated assumptions, to position your home competitively from day one.
Why Accurate Pricing Leads to Better Results
Homes priced right from the start are the ones attracting competitive offers — even in today’s market. The graph (inserted here) shows how accurately priced homes sell faster and closer to asking, while overpriced homes often linger and sell below expectations.
In our luxury secondary home market, where properties are highly individual — from ocean-view estates to quaint village cottages — pricing strategy is not one-size-fits-all. It requires a deep understanding of both broader trends and hyper-local dynamics.
Your Local Edge Matters
Our coastline continues to draw buyers from New York, Boston, and Connecticut for the same timeless reasons: pristine beaches, private clubs, charming villages, and proximity to major metro areas. Demand remains strong, but buyers are discerning — and success depends on aligning your pricing with today’s market realities.
Bottom Line
In this environment, pricing your home correctly matters more than ever. Don’t rely on outdated data or guesswork. Work with a trusted local professional who understands the subtleties of this market, has access to the latest sales data, and knows how to position your property for success.
If you’d like to discuss your home’s value or get a personalized pricing strategy for today’s market, I’d love to connect.
📩 Contact me anytime or explore current listings at WatchHillRIRealEstate.com
