A property sells as a result of price and exposure. Price is determined by market forces, competition, location, condition and presentation. Marketing to a small pool of potential buyers lessens your chance of achieving the highest and best price. While you can't advertise your way to a buyer overpaying for your property, you can't sell to a buyer who does not know you exist. Your efforts can impact the condition and presentation of the property. Efforts in staging, decluttering, painting, cleaning, will often help you achieve a sales contract instead of the competiton. A price adjustment can compensate for condition, because there is a buyer pool who is looking for an opportunity and willing to trade a bit of elbow grease to do it.
You need to set your price to be competitive based upon the condition. I have represented sellers who did not want to pick up the clutter or paint the walls. We still sold, but ajusted the price accordingly.
Price right and make sure your Realtor provides aggressive marketing to ensure broad market exposure. You need to shine brighter than your competition. When reveiwing comps, make adjustments for the time since the date of the sale if there is a pattern of recent price suppression. Look at your active competititon, and price better than your closest competition. Don't use an overpriced property as your gage; choose one that is serious about selling, and outshine them.
The more exposure you can achieve on several web sites, with premium positioin whenever possible will boost your property views. The more your property is exposed, the more oppty you have to reach your buyer.