January is when people feel pressure to do something, but the smartest clients I work with do the opposite. They slow down just enough to make three foundational decisions that quietly determine whether the rest of the year feels controlled or chaotic.
First: Decide whether you’re pricing to sell or pricing to test the market.
This is not philosophical, it’s mathematical. A data-driven CMA tells us where buyers have actually written checks in the last 90 days, not what homes “should” be worth. Choosing an aspirational price is a valid choice, but it predictably reduces showing volume and leverage. If the goal is to sell this year, January is when we align price with real buyer behavior instead of wishful thinking.
Second: Decide how much uncertainty you’re willing to tolerate around condition.
Pre-inspections are not about fixing everything, they’re about controlling negotiations. Strategic repairs (safety, mechanical, functional issues) protect leverage. Light cosmetic updates (paint, lighting, hardware) improve presentation. Over-improvement almost never pays. The mistake I see most often is waiting until a buyer’s inspection forces rushed, expensive decisions.
Third: Decide your timeline before urgency decides it for you.
Homes that launch calmly outperform homes that launch under pressure. January planning allows sequencing – inspection, repairs, photography, and timing – on your terms. When this step is skipped, sellers lose options and accept terms they didn’t intend to.
If a move is on your radar for this year, January is the right time to evaluate it clearly and without pressure.
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