How this works
The score adds up four factors, out of 100, and every weight is shown here so you can check it:
- Price versus value (up to 50 points). 5 points for every 1% the list price is above your estimate of value (or the average of your three comps), capped at 50. A price at or below value scores 0. It carries the most weight because it’s the factor that drives the others.
- Showings (up to 25 points). Compared with a first-week benchmark: 8 in a hot market, 4 in a balanced one, and 2 in a slow one, where fewer than four a week is normal. Zero showings scores 25; at or above the benchmark scores 0; in between, points scale with the shortfall.
- Days on market (up to 15 points). 0 until the listing passes the area median, then points scale with how far past it, reaching 15 at twice the median.
- No offers after two weekends (10 points). Added when there are no offers after 14 days.
0 to 29 is low risk, 30 to 59 moderate, 60 and up high. It’s a rule of thumb, not a prediction: you know things about the listing that the score doesn’t.
Why overpricing costs more than underpricing in a competitive market. An underpriced home draws more buyers, and competition pushes the price back up to value, often above it. An overpriced home draws fewer showings, collects days on market, and usually ends up reduced, and a listing that has been reduced tends to sell for less than one priced right from the start. A deadline-based process surfaces real demand early: if the first weekend brings showings and offers, the price was right; if it doesn’t, you know within a week, not a month.
Questions
Will my listing need a price cut?
The strongest signal is price versus value: if the list price is well above what the comps support, a cut is likely. Weak showings in the first week and days on market beyond the area median add to the risk.
How many showings should a new listing get in the first week?
It depends on the market. As a benchmark, this tool uses 8 or more in a hot market, 4 in a balanced one, and 2 in a slow one.
Is this score a prediction?
No. It’s a transparent rule of thumb built from four factors, with the weights shown on this page. Use it to start the conversation with your seller, not to replace your judgment.