$550,000 if you have solid comps supporting it.

$549,900 if you are pushing the top of market.

Never over price it, that just communicates

1. you do not know your market or

2. you are an amateur negotiator. If your market is strong, demand will push it up for you. Let buyer competition drive the top-end of the price.

Depends on the comps and the strategy.  If there is a bidding war potential, list would be the opening bid of 550.

Personally, I'm not a fan of the 549,900 or 999 type prices in today's search range driven world, with some private exceptions.

Price it at 525, it gets the buyers in a bidding frenzy and you will likely go for more than 550k.

What does your local market tell you to list?  

Way too broad of a question that needs a hyper-local analysis. 

I think $549,950 would get multiple offers in our market.

LOL, i was going to say $525,000 to bid it up. That is well below average in my area.  I thought weird numbers don't work so well and 550 would be in more searches. seems like 549,950 is worst option for that.But, I'm not a real estate agent, so I don't really know  what works.

It all depends on your market but here, I'd list it for $540,000.

What do your comps show? Don't overprice it.

$550,000.00 if comps indicate that is market value. If you list it for $549,000.00, will your MLS eliminate it from search results if someone searches for homes in the $550,000.00 to $600,000.00 range?

if the comps show $550K then $550K in my market, likely to have a bidding war.

In this price, I find that most buyers work in $50K jumps for their budget.  In fact, they usually just ask to stay under a maximum.

$499

$549

$599

Pricing it just below the break makes more sense.  You want to get the most eyes on the property.

Eve

I think it depends on the seller's motivation and desires, local market, etc. I use round numbers - I think that shows up in more searches. 

$550,000

What do the comps tell. You?  You would like to get the best price you can, no?   List it to get showings, the offers. 

$550,000, with a notation in agent remarks...Highest and best offer to be submitted, no escalation clauses.

Depends on your market conditions if the comps support it $550,000.

What do your comps say? Are you in a sellers market? Can you push it a bit?What do your buyers say? If you are expecting to sell for $550,000 why would you price it under unless you expect a bidding war? Do your homes sell for list price? If not and comps support it then I would be going higher so you come out at $550,000.

Are homes in the area in that price range moving quickly?  If not, I would list it at $549,950. 

$545,000...let the buyers begin!

$550K

If $550,000 is the determinate value the comps show then that's where I'll price it. Generally speaking ever since the search models have used dollars in round numbers for more than a decade seeing it as a customer would search makes perfect sense to me. 

Tony,

I think you have great advice here.  It is really hard without knowing the market.  

Depends on condition, location and whether the comps come in that support the price.

I used to think $549,900 to make it look like a deal, but those buyer searching from $550,000 and above will miss it.   I know list at $550,000.

hWat is the sales price to list price in your area? What is the condition of the house compared to the competition? What drawbacks does it have? What does it have over the competition? Get the big mixing bowl and determine the quality of the offering! 

It looks like you’re in the range , you just need to tweak it some

Depends on your current market, strategy and seller's motivation. Our market is seeing multiple offers, I would recommend around $540K to create the multiple offer scenario.

I don't know your real estate market. And in mine, the seller. What is his / her situation and motivation. If he has a whale of a deal ahead IF he can sell in time, do what you need to do to make the puzzle pieces fit. Or if he is up against it and foreclosure is looming, don't tack on tons of wiggle room.

Multiple offer bidding wars happen in my area on waterfront. But take a zero place off.. our housing stock inventory is the $50K up and down. The 49,595 would seem used car gimmick like and whatever the price, you want to be on the higher end of the lower price bracket. Whatever shows up first in the slice, dice market search filtering Tony Lewis . And then make small sensible price reductions along the marketing period to increase interest before your listing runs out. 

in our market where rarely is anyone in a rush to buy (second homes) probably $555,000.  

I would price it as 1 million dollars. Unfortunately, the seller is unlikely to live long enough for the market to catch up to the price. So, more data needed, such as the seller expectation.
I start with the exceptional understanding of the tangible assets of the house. Homes with above grade construction are more robust, and built with excesses in durability and efficiency. Remember Panama Beach FL? The only home left standing was one of those above grade houses.
Secondly, what is the back story or the feature that the new owner WANTS TO TALK ABOUT. I sold a sad house at an exceptional price because of the ball bat above the bar. The owner wants to tell the stories of when Babe Ruth visited their Crest Lake home....in the day.

What are the options of active buyers? If there are 100 equivalent homes for sale, with same tangible assets and back story, the price is dictated.

All of these create the 'bill of sale." I care not a whit about the research other agents do regarding MLS data. If value can be established by tangible asset and added to with back-story...and the seller is patient...the price reflects the data.I do expect the buyer agent to use the 'bonus' to help their buyer make a good decision.
So, more data needed.

549K to entice the most buyers at the 550 mark and below. Buyers searching up to 550 always have a little more wiggle room and in the market should be prepared for bidding war.