- The first two weeks bring the most attention. Price for them.
- Overpricing often leads to more days on market and, eventually, a lower price than starting right would have.
- Price is a strategy decision, not a guess. Base it on comparable sales and current competition.
Price is the most important decision in a sale, and it's yours. My job is to give you the evidence and the trade-offs. Here's how I explain them.
Why the first two weeks matter
When your home hits the MLS® System, it goes out to every buyer with a saved search in your range. Those buyers, often already pre-approved and waiting, look in the first days. If the price feels right, they book showings. If it feels high, they wait, and they remember.
After a few weeks, a listing can start to look stale: buyers wonder what's wrong with it. A price reduction then brings a second wave, but often a smaller one.
Three strategies
At market value. Priced in line with recent sales. Attracts steady interest and fair offers.
Slightly under, with an offer date. Priced to draw a crowd and reviewed on a set date. Often used in busy markets for homes in high demand. You can decline offers that don't meet your expectations; ask about how to set this up properly.
Above market, "to leave room." Tempting, but buyers compare. In a market with clear comparables, it usually leads to fewer showings.
Paying two homes at once, or a bridge loan, makes this larger.
Estimates for planning, not financial advice.
How I recommend a price
- Recent sales of comparable homes, adjusted for differences.
- Active listings you'll compete with this month.
- Expired and withdrawn listings: what buyers turned down.
- Your goals: timing, certainty, highest price.
- A clear plan for what we'll do if showings or feedback don't match expectations.
When do most motivated buyers see a new listing?
What's the main risk of pricing above market "to leave room"?
Get a price recommendation with reasons
- Reply within 24 hours
- Everything in writing, in plain English or Polish
- Winnipeg and all of Manitoba
Questions people ask
Who decides the list price?
You do. I'll recommend a range with evidence, and you choose.
What if I list and nobody comes?
That's feedback. We look at showings, online views and buyer comments, then adjust price, presentation or both.
This article is general information for Manitoba, not legal, tax, mortgage or financial advice. Rules, rates and programs change; figures are estimates as of October 2026. Check your situation with a lawyer, lender or accountant before you act. Adela Strycharz is a REALTOR® with Real Broker Manitoba Ltd. If you already have an agreement with another brokerage, please speak with your own REALTOR® first.