Is it better to price high and come down, or price low?

The most reliable method is a comparative market analysis based on recent closed sales of similar nearby homes, adjusted for size, condition, lot, and location. Online estimates can be a rough starting point, but they miss details like condition, updates, and lot features.

If the first couple of weeks produce few showings or no offers, that is useful feedback. An early, meaningful adjustment usually works better than a series of small reductions, and your agent can show you the activity data to support the decision.

Sometimes, but rarely dollar for dollar. Buyers and appraisers value updates based on comparable sales, not on what you spent. A local agent can tell you which improvements buyers in your area actually pay more for.

A buyer's lender will only finance up to the appraised value. If the appraisal comes in below your contract price, the gap has to be resolved by a price reduction, the buyer paying the difference, or a combination, or the deal can fall through.