The price plan, written before the sign went up.
Prepared July 2026 for a Bowie 20720 end-unit townhouse before it launched. This is the document a seller leaves the 60-minute session with.
The seller wanted $419,000. The evidence said the street was trading in the high $380,000s net. Rather than argue, we wrote down what we would do at each point and agreed it before launch.
Launch, review, move.
A price plan is not a prediction. It is an agreement about what the market has to show us and what we do when it does not. The seller kept the right to test the higher number; we kept the right to move without a second negotiation. Both sides knew the date and the figure before the first showing.
Why $419,000 was a test and $399,900 was the price.
The closest sale was the same floor plan on the same street: $395,000 in nine days, with the seller giving back $12,000 at closing. Buyers were paying about $383,000 net for this house in this community. An end unit with a deck and a rear view earns a premium, but not $36,000. $399,900 put the home at the top of the community's proven range with room for the credit buyers here expect. $419,000 was above every sale in two years, and the plan said so in writing.
The ten-day window is not arbitrary. In this price band the homes that sold quickly in 2026 were under contract inside two weeks; the ones that lingered all cut price later and paid larger credits. Ten days of full exposure, two weekends of open houses, and a Monday offer review is enough evidence to act on.
The thresholds and the credit.
| Item | Agreed before launch |
|---|---|
| Launch price | $419,000, Active after a Coming Soon period; open houses the first two weekends |
| Offer handling | Offers reviewed Monday evening after each open-house weekend, not one at a time |
| Review date | Day 10 after Active |
| Trigger | No ratified offer by day 10 |
| The move | Reprice to $399,900 the same day, with refreshed photos and a new open house that weekend |
| Buyer credit | Plan on about 3% toward the buyer's closing costs; negotiate credit before price |
| Second review | Scheduled in writing at the same time: if the first move did not produce a contract within the agreed window, a further step to $384,500 |
| Floor | Agreed with the seller in writing. Not published while the home is on the market. |
The plan executed.
Day ten came without a ratified offer. The home was repriced to $399,900 that day, as written. There was no renegotiation call, no thirty-day panic, and no argument about whose idea the number had been. The seller had already made the decision, in July, with a clear head.
The second review fell in September. The market had moved further over the summer than the July comparables showed, so the plan's second step executed too: $384,500, again on the scheduled day, again without a difficult conversation. Two moves in a plan is not a plan failing. It is a plan doing what a plan is for: taking the emotion out of the price so the home keeps its momentum with buyers.
That is the whole product: a written plan that removes the hardest conversation in a sale before it happens.
The Seller Pricing Strategy Consult, for your property.
A 60-minute session and a written plan: launch price and the reasoning, the price you should never go below, the review date and thresholds, and the pre-agreed move. For owners selling on their own or listing with another agent. Complimentary for founding clients through October 31, 2026; regular price applies after and is credited back in full if Coregia represents you.
This sample is a broker price opinion and strategy advice prepared by Dennis Obigwe, a licensed real estate salesperson with RE/MAX Excellence Realty. It is not an appraisal and may not be used as one. Comparable sales from Bright MLS, deemed reliable but not guaranteed. The address and the client are withheld; figures are unchanged from the original except where a line is marked as an assumption. See the terms.