Start with what similar homes near you actually sold for in the last few months, adjust for the differences between those homes and yours, then check the listings you'll be competing against right now. Price where that evidence points, not where you hope it lands. An overpriced house loses its best weeks on the market and usually ends up reduced anyway.
I'm Wes Johnston, a Realtor with Trueblood Real Estate in Fishers. Pricing is most of what I do on a listing appointment. The market figures below come from MIBOR, the Realtor association for central Indiana, and carry their dates.
The bottom line: the market sets your price, and your job is to read it correctly. Closed sales tell you what buyers paid. Active and pending listings tell you who you're up against. Months of supply tells you how much room buyers have to push back.
Comparable sales, or comps, are homes like yours that closed recently, as close by as possible. Look for similar size, age, style, bedroom and bathroom count, and condition, ideally in your own neighborhood or section of it, sold in the last few months.
Use closed sales, not asking prices. A listing price is what a seller hopes for. A closed price is what a buyer paid and what an appraiser will look at. I go through everything that moves value in what affects your home's value.
No comp is a perfect match, so you adjust. If the comp has a finished basement and yours doesn't, your home is worth less than that sale on that point. If yours has a newer roof and furnace, it's worth more. The usual adjustments are for size, bedroom and bathroom count, garage, basement, condition and updates, lot, and where the house sits in the neighborhood.
The fewer adjustments you need, the better the comp. Three close matches beat ten loose ones. And the adjustment is what a buyer would pay for the difference, not what the improvement cost you.
Closed sales tell you what buyers paid a few months ago. Active listings are what buyers will compare your house to this weekend. If three similar homes are sitting at lower prices, buyers will see yours as the expensive one, whatever the comps say.
Pending listings are the best early signal. They've found a buyer but haven't closed, so their sale prices aren't public yet. Ask your agent what they know about how those homes were priced and how long they took to go under contract.
Months of supply is the quick read: how many months it would take to sell every home for sale at the current pace if nothing new came on. Fewer months means less competition for your house and less room for buyers to negotiate.
For central Indiana, MIBOR's August 2026 report showed a 2.5-month supply, with 6,941 homes for sale, up 14% from a year earlier. The median home went under contract in 23 days, compared with 17 a year earlier, and sellers received a median 98.2% of their asking price.
Source: MIBOR Market Insights, August 2026 report, released September 10, 2026. Central Indiana, single-family homes.
Your city can look very different. I break out months of supply by city in what affects your home's value and days on market by city and township in how long it takes to sell a house in the Indianapolis area.
You lose time, and time costs money. The first couple of weeks on market get the most attention, because every buyer already searching in your price range sees the listing at once. If the price is too high, those buyers pass, and after that the listing starts to look stale. Buyers begin wondering what's wrong with it.
Most overpriced homes end up reduced anyway, just later, after the busiest weeks are gone and you've carried another month or two of mortgage, taxes and utilities. Pricing right at the start usually nets more than chasing the market down.
Watch showings and feedback, not just the calendar. If you're getting showings but no offers, buyers are telling you the price is off compared with what else they toured. If you're barely getting showings, the price is probably keeping you out of buyers' searches in the first place.
When the evidence says adjust, do it once and make it count. I'd rather adjust in week three than week twelve. A series of small cuts tells buyers to wait for the next one.
If your buyer is getting a loan, the lender will order an appraisal. The appraiser leans on closed comparable sales, so a price well above what the comps support can come back short. The loan is based on the appraised value, not your contract price, so the buyer has to cover the difference in cash, you renegotiate, or the deal may fall apart, depending on the terms of the purchase agreement.
This is the practical reason to price from closed sales: a buyer who's willing to pay your number still needs the appraisal to support it. Start with an estimate on my home value page and I'll show you the comps an appraiser is likely to use.
They're a starting point, not a price. Online estimates are built by algorithms from public records and recent sales. They don't know your kitchen was redone, that you back up to a busy road, or that the house down the street that sold high had a finished basement.
A comparative market analysis (CMA) from an agent who has walked your house takes the same sales and adjusts for what the algorithm can't see. It isn't an appraisal, but it's what I'd price from. Try the instant estimate on my home value page, then let me check it against the actual comps.
More seller questions, answered: what it costs to sell, what to fix before selling, selling on your own or with an agent, how to choose a listing agent, and whether to sell before you buy.
I'll walk your house, pull the sales that actually compare, and show you the adjustments I'd make and the listings you'd be up against. You'll see how I got to the number, not just the number.
If the market says wait, I'll tell you that too.
Fishers-based. A real number before you list. Committed to your success.
Send the address and a few notes on the house. I'll tell you where I think it should be priced and why.
Send a MessageStart with an instant estimate, then let's look at what recent sales near you actually support.
Send the address and anything I should know about the house. I'll get back to you with where I'd price it and the sales behind it.
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This page is general information, not an appraisal. Market figures are from MIBOR's August 2026 report and will change. Ask me for current numbers for your street and price range.