That got your attention, didn’t it?
The point is that as a seller you cannot focus only on the COMPARABLES when working with an agent to POSITION YOUR HOME FOR SALE correctly in the marketplace.
Yes, homes that are similar that have sold WILL have an impact in setting the listing price, and certainly will be a major determining factor of whether your house appraises for the buyer’s loan.
BUT buyers are not just looking at comparables when they happen up on your house in their search on-line. They are typically looking at everything in the price range, and it can sometimes be a pretty broad range and geographic area. So while there may only be a handful of homes in the market that are comparable, and only a few that have sold, there may be dozens and dozens that could interest the buyers.
Your home is just one of many.