"Lets price it here, and come down later...."

I hear this when I go into homes to give my presentation to be their realtor on the sale of their  home.  I understand why people say this, they don't want to leave money on the table.  I agree with that, for sure.  However, pricing it correctly is critical to getting the right lookers into your home.  Here are the facts---in The Woodlands the average % of sales price to list price is 97%.   When the competitive study is done, by that I mean, a search of closed homes in your neighborhood in the last 3-6 months and you have an average sq ft price, that is how you price your home.  If "your price" ( the price you have in mind to list the home for),  is over 3% of that number you are most likely pricing too high. Some things that could justify being over that 3% of average would be lot size, location, pool or an extremely high level of upgraded features.
Bottom line---A home priced right, staged properly, in good repair and 100% accessible for showings will sell the fastest!