The FSBO pricing worksheet: price your Queens home without an agent.

Step 1 — Build your comp set

A “comp” is a comparable home that actually sold — not one that is listed, not one that expired. Sold prices are facts; asking prices are wishes. Your job in this step is to find 5 to 8 homes as close to yours as possible that closed in the last 6 months: the same property type (house, condo, co-op), within about half a mile, with similar bedrooms, bathrooms, and square footage, in similar condition.

Where to find them: county deed records (ACRIS for New York City), the sold filters on Zillow, Redfin, and Realtor.com — and, for context rather than comps, the median prices in this site’s neighborhood guides. Write each one into the table below. If you can only find two or three true comps, widen the radius or the time window slowly and note what you changed. Do not fill the table with wishful thinking.

Step 2 — Adjust for the differences

No comp is identical to your home. For your three closest comps, list the meaningful differences and what each is worth in your market: an extra bedroom, a renovated kitchen versus an original one, a finished basement, a parking spot, a higher floor or better light in a co-op. Keep adjustments modest and apply them the same way every time — and if a comp needs more than about 15% in total adjustments, it is not a comp. Cross it out and find a better one.

Be brutally honest here. Sellers systematically adjust their own home upward and competing comps downward. If you catch yourself doing it, you have found the bias this step is designed to remove.

Step 3 — Run the three sanity checks

Check 1 — the search-bracket test. Buyers filter by round numbers: $500K, $650K, $750K, $1M. A $655,000 price is invisible to everyone who capped their search at $650,000; $649,000 shows up in two brackets. Price just under the bracket line, never just over it. Near $1M, remember the mansion tax: buyers pay 1% on the whole price from $1M up, so $999,000 can beat $1,000,000.

Check 2 — the days-on-market test. Queens listings sit a median 74 days, and buyers can see that number. Ask yourself: at my price, am I the best value a buyer will see this month among similar homes? If the honest answer is no, the market will tell you in three weeks — cheaper to listen now.

Check 3 — the second-opinion test. Run the free price-check widget on this site’s sell-by-owner page and compare its band with your number. It is an estimate built from guide medians, not an appraisal — but if your number sits far outside its band, you owe yourself an explanation before you list.

Step 4 — Set a band, not a point

Turn your adjusted comps into a range, not a single number. The low end is your walkaway number — the least you can accept — and you must know it before you list, while you are calm. The high end is your list price. A 3 to 5% band is honest; a 15% band means your comps were not comps.

List at the top of the band if your home is the best-presented of the set; list in the middle if it is average. Then set a calendar date — 21 days out — for your first price review. One meaningful cut beats three small ones, and a cut should land where the comps say, not halfway there. The full reasoning is in the pricing strategy guide.

What this worksheet can’t do

This worksheet is your own research, organized. It is not an appraisal, and it does not replace one. Only a licensed appraiser can give you an appraised value — and if your buyer is financing, their lender will order its own appraisal anyway. If your comps point in wildly different directions, or your home is unusual for the area, get a professional opinion before you list: a free valuation from Alomgir is a phone call away.

When your number is set, start your listing — you build the whole thing and preview it before anything is published.