FIRST, THE PRICE
The first step in selling a house is to determine what it is worth.  The truth is 90% of what sells a house is the price. Every well-positioned listing is tactical.  The situation in nearby and competing neighborhoods is unique.  For instance, what homes are in the same price band that would appeal to like-kind buyers?  How do you know when your home is 'the best value in the neighborhood' (the exact thing that causes somebody to choose your place instead of the competition)?

The right price should be evidence-based as determined by somebody who is completely impartial.  Sellers are usually too emotional. Real estate agents also run this risk just from wanting to see their clients do well!

In the end, 'the market of the moment,' when quantified by a specialist, is your assurance of value, and your best defense for the price you set on your home.

Popular computer algorithms might conceivably provide some perspective in highly conforming sub-divisions where transaction volumes (data points) are numerous, but they are misleading in our lovely area of unique properties. There are simply too many variables for common online estimators to be trusted. 

To be clear, home selling is all about the price so take what time and money needs to be spent to be sure that your offering is the best value in the neighborhood.

Nothing substitutes for facts.  And, you get facts by driving perhaps a dozen recently sold comparable properties, a couple more under contract, and maybe one or two actively marketed properties in your immediate or nearby competing neighborhood.  This is what appraisers do.

Appraisers add & subtract for features and amenities based on statistical studies, replacement cost estimations, depreciation calculations, income related studies, and other analytic methodologies.  Using in-depth and defensible market studies, appraisers are the real estate-related professionals charged with running these studies to arrive at accurate well-justified value conclusions.  

If private lenders, mortgage brokers, federally regulated banks, estate attorneys, accountants and more rely on residential appraising, then so should buyers and sellers wherever the property is not cookie cutter (which is pretty much the norm in the foothills).

Quantifying value-influencing factors of quality, condition, age, depreciation, parcel size, topology, view,  privacy, existence of outbuildings, energy saving & fire safety features, water features, and much more is the most confidence-building thing you can do for yourself or your client.

A property transaction is complex.  The right place to start is getting the most important thing right from the start.

Hire a Licensed Residential appraiser.  Click the top right of the home page "Menu" for more information.