Price from the record, not from hope. The number that matters is what comparable properties have actually closed at recently, adjusted for the honest differences: condition, floor level or lot, view, renovations, and timing. Asking prices of neighbors are marketing; closed prices are evidence.
Overpricing is the most expensive mistake a seller makes. The market's attention peaks in the first weeks of a listing. A property priced above its evidence sits, accumulates days on market, and then negotiates from weakness after the price cuts that were always coming. Pricing at or just below the evidence does the opposite: it concentrates demand while attention is highest, which is what produces multiple offers.
Rangely builds the pricing analysis from closed comparables and walks you through every line of it, so the number you list at is a decision you understand rather than a guess you were handed.