So no matter what guide line you want to use, your home in this market is truly worth what a ready and willing buyer is ready and willing to pay, if you truly want or need to sell!
So a good area Realtor will be able to show you what has recently sold similar to your home, and can show you what properties (may be larger, newer, better updated or not) in your app. price range are competing with yours. Your trusted Realtor can even take you to a few of the competing homes, so that you get a good feeling for what you are competing with and where your initial asking price should be and then you can figure in negotiations with a potential buyer's offer and your closing costs to see what your net to seller could potentially be....
Use a good Realtor....and good luck to you!
Edith YourRealtor4Life and Chicago Connection
Working always in the very BEST interest of her clients
I hope this helps! If you're considering selling and would like a free market analysis, or if you have more questions, please feel free to contact me: email@example.com or 517-321-8255 x267
RE/MAX Real Estate Professionals - Lansing