I don’t like to say list at x% above or below comps because it really depends on the situation.

“I would adjust according to the number of sales and other feedback from the sub market and also traffic to the subject property.”
I think that covers the other bases you reference MR. One Upper ;).

In my account I already adjusted for the fact that the seller is motivated. In this market If I were motivated closed sales matter to me less than pendings (depending on the activity). Of course to make a superstar presentaion to a seller of unknown motivation you might have to bring what they were looking for …closed sales comps.

I think getting something sold and pleasing deluded clients are two different topics. I am not doing therapy on anybody on this issue especially after the sign is in the front yard.