More importantly, I use the same source of numbers each month. Comparing them month to month, there is still good information to be gathered. No, the figures I use as "list price" don't reflect price changes. They also don't reflect new construction sold directly my the developer, like the huge Toll Bros. properties here in Hoboken. Those units are sold for full price - there is no negotiation as there would be with a private seller. So those two biases may cancel each other out.
The point is, we have to use the best tools available. These figures are not my personal opinion based on something I just made up. They come from the best source available to me. For February, the discount off list price is at 3.6%. A year ago it was 3.1%. Two years ago it was 2.3%. So you can see a trend.
The rest of the February figures like average sales price, days on market, units listed and more are available at hobokenrealestatenews
What if the condo is truly priced to sell or very close to it? Knowing the actual sold prices is a good start. Also, one condo community may have more value than another.
Since Lori was able to answer your questions in detail, you might want to reach out to her.
Best of luck.
This can easily be done using MLS data, but it takes a lot of time. The "canned" stats the MLS provides are indeed misleading, but you can dig deeper to get the correct data if you want to spend the time.
I might do it and report the results here in the next few days if I get some free time. It would be an interesting stat: The TRUE sold to list price report, inclusive of not only price changes, but re-lists.
Don't forget to TD me Lori. I tried to do it myself but Trulia won't let me :)