Before I go on a listing appointment, I pull up all the information I can find on the subject home. If the home was listed with another agent, I will most probably be familiar with it, as I scour the MLS daily and several times a day in order to be up on the activity in my selling area. I usually get a price in my head just by looking at it and knowing the square footage, age, location, etc. I also do some preliminary comparables. Then I go to actually see the house to see the condition, upgrades, curb appeal, size and location of rooms and any other characteristics that would impact desireability and pricing. This will either solidify the number I have in my head or change it. To back my number up, and then do some serious comps. I know what the sellers paid for the home, how much they have invested in it, but I also know the price the market will bear. If we don't price it correctly at the onset, we will not get the showings we want and need in order to sell the home and end up chasing the market. Studies show that by pricing a home too high, you inevitably end up selling at a lower price than if you priced it lower and correctly to begin with. Additionally, you also need to look at the number of active listings as well as their pricing so you can position your home competitively.