The short answer
Base your offer on what similar homes actually sold for in the last three to six months, adjusted for condition, then factor in days on market and seller motivation. A fresh listing priced correctly may deserve full price or slightly above; a listing sitting 60 days with a price cut behind it often supports 3% to 8% under asking. Never let the offer exceed what you can carry, and never assume list price equals value.
- Comp window
- 3–6 months
- Fresh listing
- At or near ask
- Stale listing
- 3%–8% under
- Anchor to
- Sold, not listed
01
Use sold comparables, not asking prices
Active listings show what sellers hope for. Closed sales show what buyers and appraisers accepted. Pull three to five closed sales within the same building, subdivision, or a half-mile radius, similar in size, age, and condition.
- Same property type — condo comps for condos, single-family for houses
- Within roughly 10% of the living area
- Closed in the last three to six months
- Adjust for renovated versus original condition
- Note concessions, which quietly lower an effective sale price
02
Read the listing's history
| Signal | Reading | Typical offer position |
|---|---|---|
| Under 10 days on market | Priced right or under | At ask, strong terms |
| 30–60 days, no cut | Overpriced, seller anchored | Under ask with comps attached |
| Price reduced once | Seller adjusting | 3%–5% under new price |
| Relisted after a failed deal | Possible inspection issue | Under ask, full contingencies |
| Multiple offers disclosed | Competitive | Best terms, price discipline |
03
When going over asking makes sense
- Comparable sales already support the higher number
- The property is genuinely scarce — view, layout, or lot
- You can cover any appraisal gap in cash if needed
- The payment still fits your budget with insurance and dues included
04
The appraisal is the reality check
If you finance, the lender values the property independently and lends on the lower of price or appraised value. Understand that risk before you stretch: what a home appraisal is.
05
Price the payment, not just the purchase
In South Florida insurance and association dues can add hundreds monthly, which changes what a given price truly costs you. Recheck the ceiling with how much house you can afford and confirm your cash with how much money you need to buy a house.
Pricing judgment separates good outcomes from expensive ones, so have the highest rated realtors in Hollywood, FL run the comparable sales for your specific building or street before you name a number.
The same rules apply for clients across Pembroke Pines and Davie and the surrounding South Florida communities.