Know what each statistic answers
The median locates the middle listing after sorting prices. The average reflects every included asking price and can move more when the high end changes. Both describe the included county inventory.
Do not name a cause from the gap alone
A widening gap can be consistent with more high-priced listings, but the aggregate rows cannot prove that explanation. Property type, size, geography and other composition changes may also matter.
Build a property-specific set
Use current alternatives and relevant recent sales with similar location, ownership, size, age and condition. Explain why each comparison belongs and keep active asks separate from achieved sale prices.
Model choices in dollars
For each potential list price, document likely competition, estimated costs, timing needs and net proceeds. Do not apply the county median change mechanically to one home.
Update when the evidence changes
County history is a dated baseline. Refresh the current set, verify property facts and revisit the plan when new listings, sales or documented market response appear.
Sources & further reading
- Realtor.com residential listing database county history and methodology checked 2026-09-29
Your next chapter
Let’s make it
a good move.
Bring your questions. Start a conversation with Gary’s team.