Beat the Fall Pile-Up: The Bracket Pricing My Sellers Are Using

This strategy I’m about to share with you allows homeowners to sell for the most money. Other agents are calling me to steal this strategy because of the last home we had on the market for 6 days where over 40 buyers showed up to the open house, we had multiple offers all above asking price except for one. And it works for single family homes, condos, multifamily, and even commercial property.

As September listings stack up, the fastest way to keep leverage is to price inside the brackets buyers actually search. Most portals and agents filter by price ceilings (think $500k, $600k, $700k). If you land just on the wrong side of a cutoff, you simply don’t get seen by the biggest pool.

Here’s the bracket framework I use to outrun fall buildup: (Shhhhhh don’t tell the other realtors)

1. Hit the cutoffs
   Choose list prices at the big search ceilings (e.g., $600,000 instead of $605,000 or $599,900). You’ll capture buyers with max filters at $600k and buyers who set their minimum at $600k, two pools with one price.

2. Own a position
   Be either the top of the lower bracket (best condition/features at $599,900) or the entry ticket to the next bracket at exactly $600,000 (showing in both ≤$600k and ≥$600k searches). Don’t live in no-man’s-land where you’re neither the best nor the entry.

3. Read absorption by bracket
   We’ll pull 30/60/90-day absorption for your town and price range to see where listings are turning quickly. If $550k–$600k is clearing twice as fast as $600k–$650k, we target the faster lane.

4. Use a two-number plan
   Launch with Price A and pre-schedule a tight if-no-offer move to Price B (usually inside the same bracket) by Day 10–14 if showing velocity isn’t there. This preserves momentum and avoids a late, larger discount.

Example (illustrative only):

• $605,000 (misses the $600k filter) → fewer eyes, slower first weekend

• $600,000 (hits both ≤$600k and ≥$600k buyer brackets) → more saved searches, more tours

• If no offer by Day 10 → $599,900 (still in-bracket, sharpens position)

Why this wins in fall: when inventory rises but prices stay sticky, visibility + bracket dominance beats across-the-board price cuts. You’re playing the buyer’s search behavior, not the neighbor’s wish price.

If you want this done for your address, I’ll run:

• Your town’s 30/60/90-day absorption by bracket

• A clean comp stack + “best-in-class” map

• A two-number pricing plan you can execute in under two weeks

Hit reply with your address + ideal timing (e.g., “Weymouth, 3–4 weeks”) and write “Bracket Me.” I’ll send a custom plan you can use immediately, no obligation.

PS - If you find value in this and you feel compelled, please share this newsletter if you know of anyone thinking of selling that this could help.