How I price a Green Hills listing before the sign goes in the yard

I do not price a Green Hills house from a portal estimate, and I do not price it from the most expensive sign on the block. I start with closed sales. Active asks are opinions. Deeds are facts.

The first cut is the last closed set I publish each month. In the August 2026 Green Hills single family snapshot that set was 24 recorded sales, an average sold price of $2,097,585, and 25 days on market on the homes that closed. I look at sale price, heated square footage, price per foot, days on market, and whether the house had a price cut. I then widen the window only if the month is too thin to defend.

Condition is the second cut. A 2019 build with a real backyard is not the same house as a 1994 house that still has the original primary bath. I adjust. I write the adjustment down so a seller can see it. I do not hide it in a speech.

The third cut is the list to sale gap on the last closings. If those houses closed at or above list in a few weeks, the market will still punish a number that sits well above the last closed foot. I have watched that happen on Abbott Martin, on Hobbs, and on Woodmont.

If you are listing, I will put that sheet on the table before we talk about photography. If you are buying, I will put the same sheet next to the house you want. The monthly report at greenhillshomesreport.com is the public version of that work.