I suggest you want to consider being at the top of what has sold in the past 3 months and at the bottom of what is currently listed. Otherwise you run a real risk of falling home prices and chasing the market to catch up as well. We often will see everything else around you and then you chase buyers with price later. Of course that situation is if everything else is equal. If you have something special or different about your house that can draw buyers away from the others, you may be able to sell at a higher price. We often hear buyers today that are overwhelmed with inventory....they look at so many houses that they feel look and feel the same. In the end they often will separate into 3 catagories. Way overpriced, average, deal and then make the offer on the deal. I know that's probably not what you want to hear and of course we haven't seen your house, but that seems to be the reality of the market.