"...to determine the listing prices" means that your planning to ask a Realtor / Agent to establish a value, correct? In this market, I suggest as Alma did that you skip that step and go direct to getting an appraisal from a certified appraiser (there are reasons why it might come in lower than what you can actually get for your home in a sale but that's another feed I won't go into here)
"Comps" are "comparable" - Uniform Standards of Professional Appraisal Practices determine which sales can be considered for "comps" and there's quite a bit of latitude within the standards and there are adjustment guidelines given for properties that differ on a variety of levels. But appraisers can't use property that is not truly comparable for a basis (e.g.: no stadiums stepped to value mobile homes, etc.). And distance although a consideration is not always the limitation. I don't know enough about the geography and homes "across the street and down the road" that you mentioned but they may not be comparable... sounds maybe like you're in a neighborhood and these other homes are not (could be a land size issue - not trivial). I don't have enough information to really help you other than to tell you to "splurge" on a professional appraisal. You can use it in a variety of ways, ask your agent they will help you.
I'm also confused, there have been no homes sold in your neighborhood in the last 6-12 months but 10 sales in the community across the street during the same period of time. Unless that's a total in a 3 mile radius this sends up a red flag to me. Why no sales in your community? None? In a year? It's slow but it's not that slow...
Good luck to you! Well priced is still selling.
The best comps come from homes located within the "target community" that have sold within the last 3-4 months.
When there isn't an adaquate number of properties to support an accurate market evaluation it becomes necessary to expand to similar areas outside of this location. They should be very similar communities.
The "Eckler Team"