Attention is not renewable
A property is most visible in its first ten days. Buyers who are already searching evaluate it against everything they have seen. An opening number set above that comparison spends the only period of concentrated attention the property will receive.
Reductions communicate
Each reduction tells the market something about the seller rather than about the property. Sequential reductions transfer leverage to the buyer precisely when the seller has the least of it.
Setting the number
We price against the specific comparable set, account for preparation and presentation, and select a posture — at market, slightly beneath it, or above it with a defensible reason.