Nail the Price, Nail the Condition, Nail the SALE!
That really says it all in less than ten words.
Selling a home is not that complicated.
Don't make it so.
If a Seller cannot Nail the Condition, consider having a pre listing home inspection done up front so it can can clarified and quantified what AS IS means.
Then revisit Nail the Price and adjust the list price accordingly.
Buyers having been looking nine months, give or take, before they contact an Agent.
They know the market. As in really know. Nine months ...as in enough time to have a baby.
You as a Seller need to be just as ready with your Agent to hand the Appraiser 3-4 comps to justify the sales price up front.
Want to overprice? Revisit the formula.
Nail the Price, Nail the Condition, Nail the Sale.
It's not that complicated. That is of course if you really want to sell.