pat, it isn’t what you value higher, it is what the buyers value higher.
But that aside, I listed close to a dozen houses and sales, I’m sure a few have variables. The one directly behind you that you share your back fence with, is bigger, has a pool and is 40k cheaper. If it sold, what did it sell for? My guess is that is your best comp, price a tad below their closed sales price and you will have found your market. Price above and all you have is a decorative sign out front.
Some of the mapping data is incorrect, it always is. If your house was in my zip code I could tell you the price in ten seconds, but it’s not. The point is that a data search of closed sales within a mile of your home, even if a few are errors, does not support a listing price over $100 a square.
I do think it is a cool little town, some of the architecure is nice, I just think you are overpriced for your market. If it sells great, if in 90 days you are still sitting there or if in 30 days nobody comes and views your home, then reprice. What does your realtor think? It has been 50 days, have you had any offers? The whole spring selling season went by without a sale so something is wrong.
