How To Find The Best List Price Using The 7/30/90 Plan
In this guide, I’ll show you how to find the best list price for your house on the MLS—whether you want it sold in 7 days, 30 days, or 90 days—using my 7/30/90 List Price Plan
Calculate The Best List Price With This Process
Most homeowners stress over the best list price when selling a house – and for good reason! That single number can make or break your sale because the list price determines:
- How long your house will sit on the market
- How much stress and anxiety you have to suffer through
- And ultimately determines how much money you walk away with.
I’ve wrestled with this question many times myself –
What list price is the perfect balance between how long it will take and how much I will get?
The good news is, there’s a simple answer.
To calculate the best list price all you need to do is…
Keep reading.
Key Takeaways: How to Find the Best List Price with the 7/30/90 Plan
Price drives everything: The list price determines how fast your house sells and how much you take home — get it right from the start.
The 7/30/90 List Price Plan™ gives you options: Learn how to set three list prices — one to sell in 7 days, one in 30 days, and one in 90 days.
List with confidence: This plan removes the emotion from pricing, gives you certainty, and helps you avoid chasing the market with random price cuts.
Match price to your timeline: If you need speed, lean on the 7-Day Price; if you want balance, aim for the 30-Day Price; if you can wait, test the 90-Day Price.
Confidence comes from a plan: Instead of hoping your listing agent picked the right number, you’ll know exactly what listing price works for your goals in any real estate market.
Why Picking the Right List Price Matters in Denver and Across the Country
As Denver cash home buyers, we get a lot of calls from sellers whose listings have sat for weeks or months.
Two of the most common questions I get is, “Why hasn’t my house sold yet?”, and “Is it listed at the right price?”
And it’s not just Denver—homeowners everywhere are asking the same questions.
Your house isn’t selling because you listed it too high.
Telling an owner their house is overpriced doesn’t always come across well, but at some point, they have to face the truth.
AND
Why not offer a solution?
The 7/30/90 Plan is a tool that helps me find the best list price every time – and it can for you, too.
So, how does it work?
Let’s break it down—step by step.
Step-by-Step Guide to Finding the Best Price to List Your House on the MLS
Step 1: Set Your Timeline (7, 30, or 90 Days)
Set your timeline first — decide if you want to sell fast, sell in about a month, or set a higher price and be patient. The 7-Day Price is designed for speed, the 30-Day Price is meant to get you under contract within about 30 days — roughly the historical average for many markets — and the 90-Day Price aims for the top end of what buyers may pay if you’re willing to wait for the perfect buyer.
Step 2: Pull Neighborhood Comps from the MLS (REcolorado)
Check the MLS for recent comparable sales (comps) in your neighborhood. Look at similar homes in size, layout, and condition, then review their list prices, sold prices, and the sale-to-list ratios to see how they actually performed.
Step 3: Check DOM Patterns and Seasonality
Study how long comparable homes stayed on the market before going under contract. The Colorado Association of Realtors publishes reports that show DOM trends across the Front Range. Keep in mind that market demand often rises in spring and summer and slows in winter.
Step 4: Gauge Market Demand in Your Price Band
Compare active vs. pending listings nearby, watch buyer activity at open houses, and see how fast new listings go under contract. Strong market demand supports higher pricing, while weaker demand suggests leaning toward a faster timeline.
Step 5: Set Your Three “Brick” Prices (7, 30, 90)
Translate the data into three numbers:
7-Day Price → at the low end of fair value to generate strong attention and multiple offers quickly.
30-Day Price → the market-value price that matches average DOM and appeals to qualified buyers.
90-Day Price → the stretch number that tests the ceiling of market value but carries more risk if demand is soft.
Step 6: Pressure-Test Financing and Seller Net Sheet
Check how each price aligns with an appraisal (what a lender supports) versus true market value (what buyers will pay). Run a seller net sheet to estimate your actual proceeds after commissions, fees, and closing costs.
Step 7: List, Monitor, and Adjust Intentionally
Once you go live on the MLS, track key indicators: showing volume, online saves, and buyer feedback. If your home isn’t meeting expectations by certain DOM milestones, adjust strategically — not with random price cuts that make you look desperate.
Why I Use the 7/30/90 Plan Instead of Just Trusting an Agent
Many homeowners blindly follow a listing agent’s advice when setting their price on the MLS.
Sometimes they end up with a house that sits, DOM (Days on Market) piling up, a list price that keeps getting chipped away, and far less money than they hoped for.Â
A good agent may nail it, but the wrong call can be a costly, painful mistake.
My name is Shaun Martin, and as a full-time real estate investor in Denver, I can’t afford to guess. I buy, sell, and flip homes across the Front Range, and I need my listings priced right the first time.Â
That’s why I created the 7/30/90 List Price Plan™ — a method built on comps (comparable sales), DOM trends, and market demand instead of gut feelings.
This plan gives me three clear prices: one to sell in 7 days, one in 30 days, and one in 90 days. Each number is grounded in real data from the real estate market and housing reports — not just an opinion.Â
When I follow the plan, I sell my houses on time, every time, without chasing the market with random price cuts.
The Best Price to List Your House on the MLS Is Determined by Several Key Factors
The best price to list your house when selling on the MLS (Multiple Listing Service, like REcolorado in Denver) is determined by several key factors.
The perfect price is the number that covers all of these points:
Gets it sold within your desired timeline (DOM, or Days on Market, measures this exactly)
Maximizes the amount of money you walk away with on your seller net sheet
Reflects recent comps (comparable sales) in your area — recently sold homes that are similar to yours and help set the right price
Matches current market demand and broader market conditions
Accounts for your home’s condition, upgrades, location, and features compared to others on the market
Days on Market (DOM) simply means the number of days a home stays active on the MLS before going under contract.
For example, a home priced right can get multiple offers in the first weekend, while one priced even 5% too high might sit for weeks. That extra time adds to your DOM, which can signal to buyers that something is wrong and force sellers into painful price reductions.
I’m going to share the same approach I’ve used to price and sell countless houses across the Front Range — on my terms, at my speed, and for the price I wanted.
I call it the 7/30/90 List Price Plan™ — sometimes you’ll hear me refer to it as the Brick Price Plan™ because it gives three solid, no-nonsense price points. Whether you’ve seen it called the 7/30/90 Listing Plan or simply the 7/30/90 Plan, it’s all the same proven system I use to set list prices with confidence.
So… if you need to sell your house and want to know how long it will take and how much it will sell for, keep reading.
Let’s break down each price point — starting with the 7-Day Price, which is designed to sell fast and create immediate market demand.
7 30 90 List Price Plan™ – Set Your List Price Like A Pro!
I’m a real estate pro, and this is what I actually do to figure out the list price for my own houses. If you use my 7/30/90 List Price Plan™, you’ll work out your list price the same way I do — using real data instead of guesswork. Therefore, as the heading says: Set Your List Price Like a Pro!
When I’m pricing to sell, I don’t just come up with one number — I create three. Each price is tied directly to a timeline based on DOM (Days on Market), which measures how long a listing stays on the MLS (Multiple Listing Service) before going under contract.
Quite simply, I want to answer these questions:
-
What’s the price that will get my house under contract in 7 days or less?
-
What’s the price that will likely attract a qualified buyer in about 30 days (30 being the average historical rule of thumb for DOM across the country)?
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What’s the top price I can ask if I’m willing to wait 90 days and test the upper limits of market demand?
The answers to these three questions are the prices I believe will get the property under contract in either 7, 30, or 90 days.
Each price is designed to attract a strong contract — meaning a serious buyer, reliable financing, and terms I trust will make it all the way to closing.
And because these prices are built on comps (comparable sales) and an honest look at market demand, I know they reflect reality — not wishful thinking.
7-Day Price: Designed to Sell My House Fast In Denver Colorado Â
The 7-Day Price is the number I believe will get the property under contract almost immediately — usually with a traditional buyer purchasing with a mortgage. I’m not talking about selling as-is for cash to a company like OpenDoor, Redfin, or even my own company, We Buy Houses in Denver. That’s an entirely different process with its own set of rules.
Why the 7-Day Price Creates Urgency
This price sits at the low end of fair market value — I’m not giving the house away, but I’m positioning it to stand out against the comps (comparable sales) in the neighborhood. By listing slightly under similar homes on the house looks like a deal compared to others on the market.
The strategy here is to trigger market demand quickly. Buyers — whether they’re first-time homeowners or move-up buyers — notice a sharp price and rush to act. In Denver’s competitive neighborhoods, this can generate multiple offers in the first weekend, well before the average DOM (Days on Market) of about 30.
When that happens, the seller avoids the slow drip of price reductions and instead benefits from strong competition and better contract terms. Unlike an appraisal, which only reflects what a lender is willing to finance, the 7-Day Price is designed to create momentum in the Denver, CO real estate market and maximize your chances of walking away with the most on your seller net sheet.
Quick Take: 7-Day Price
Targets traditional buyers using mortgages
Priced at the low end of fair value to stand out on the REcolorado MLS
Designed to generate market demand fast — multiple offers in the first week
Keeps DOM low, avoiding the stigma of a stale listing
Helps sellers avoid price cuts and often nets stronger offers
30-Day Price: Aligned with the Market
The 30-Day Price is the number I believe will attract a qualified buyer within a month — right in line with the average DOM (Days on Market) you see on the REcolorado MLS for much of the Denver real estate market.
Why the 30-Day Price Works
This price isn’t as aggressive as the 7-Day Price, but it’s still grounded in comps (comparable sales), buyer behavior, and what’s actually closing in your neighborhood. Think of it as the “market-value” number: the sweet spot where your home stands out enough to get attention without leaving money on the table.
At this price point, I expect steady market demand — consistent showings, serious buyers, and offers that reflect both the appraised value (what a lender will support) and the true market value (what buyers are willing to pay). For most sellers, this is the balance point that keeps you from waiting too long while still protecting your bottom line.
In practical terms, the 30-Day Price reduces the risk of chasing the market with repeated price cuts. It creates solid competition without underselling, and it often produces the clean, reliable offers that maximize what you take home on your seller net sheet.
Quick Take: 30-Day Price
Matches the average DOM (Days on Market)
Built on comps (comparable sales) to reflect fair market value
Generates steady market demand — consistent showings and qualified buyers
Balances appraised value vs. market value, keeping financing smooth
Helps avoid chasing the market with repeated price reductions
Protects the seller’s bottom line and maximizes the net sheet
90-Day Price: Shooting for the Moon
The 90-Day Price is my stretch number — the absolute top end of what I think the market might bear if I’m willing to wait it out. At this level, everything has to go my way. Interest will be slower, I’ll need to be patient, and I may face price reductions if the right buyer doesn’t show up.
When the 90-Day Price Works
From my experience, the 90-Day Price almost never actually takes 90 days. The only time I even consider using it is when the market demand is red-hot — the kind of market where houses are flying off the shelves no matter how high you list. That’s demand at work: when buyer interest is so strong that even stretch prices pull in multiple offers.
In the Denver real estate market, we saw this between 2014 and 2022. In some neighborhoods, homes listed at the top of the range went under contract in days — often selling for more than their list price. Sellers across the Front Range were pricing at the extreme high end and still getting over-asking offers.
But when demand cools off, that same 90-Day Price can backfire. Instead of quick offers, your house may sit on the MLS for months, stacking up DOM (Days on Market). And the longer DOM climbs, the more buyers assume something’s wrong — which usually forces sellers into painful price cuts that eat into the bottom line of their seller net sheet.
Why I Still Run the Numbers
Even when aiming high, I don’t just pull a number out of thin air. I base every price — whether 7, 30, or 90 days — on comps (comparable sales), current market demand, and average DOM in the neighborhood. Unlike an appraisal, which reflects what a lender is willing to finance, the 90-Day Price reflects what the market might be willing to pay under the right conditions.
That’s how I make sure the 7/30/90 List Price Plan™ is always grounded in real data from the Colorado housing market — not wishful thinking.
Quick Take: 90-Day Price
The stretch number — top end of what the market might bear
Only works when market demand is extremely high — like the nationwide boom in 2021 (home prices jumped about 18%) and 2022 (up another 11%)
It can backfire in cooler conditions, stacking up DOM and scaring buyers
Risk of sitting on the MLS for months if conditions aren’t right, which can lead to multiple price cuts
Based on comps, but pushes past typical market value into speculative pricing
May maximize profit in the right conditions but adds risk to the seller net sheet
That’s the gist of the 7/30/90 List Price Plan™. If you still have questions, check out our FAQ page. Now let me show you exactly how I come up with these prices — what some people refer to now as “Brick Plan Prices.”
How I Come Up With My 7 30 90 List Price Plan Prices™ AKA Brick Prices To Sell
Coming up with three prices isn’t guesswork — it’s the result of digging deep into the market and running the right numbers.
I start by pulling comps (comparable sales) for similar homes in the same neighborhood, but I don’t just stop at price per square foot. I look at:
Layout and floor plan — because a well-designed 1,500 sq. ft. home can sell for more than a poorly laid-out 1,800 sq. ft. one
Condition and upgrades — the difference between “move-in ready” and “needs work” can be huge in buyer perception
DOM (Days on Market) — how long similar homes sat before going under contract. In Denver, CO, the average DOM is often around 30, but a well-priced home can sell in the first week. This data is tracked in Colorado housing market reports from groups like the Colorado Association of Realtors.
Sale-to-list price ratio — to see if homes are actually selling for what they’re listed at, or more/less
Neighborhood demand — what’s driving buyers in that specific area right now, since demand can swing widely between a hot neighborhood and a quieter area.
Setting the right 7-day, 30-day, and 90-day prices comes down to experience, careful analysis, and a realistic understanding of the housing market — and the more time you spend studying sales, walking properties, and talking to buyers, the sharper your instincts get.
When the 7-Day, 30-Day, or 90-Day Price Is the BestÂ
The 7 30 90 List Price Plan™ isn’t just a thought exercise — I actively choose which number to use based on what’s happening in the housing market I’m about to list a house in.
When I Use the 7-Day Price I use the 7-Day Price when the market feels uncertain — when I know what a house is worth today, but I’m not confident that number will hold in 60 or 90 days.
Example: Mid-2022 Interest Rate Spike Back in mid-2022, when interest rates jumped from the 3’s to the 6’s almost overnight, homes that would have sold in a week suddenly sat for months. In that kind of market shock, I’d rather sell quickly, lock in a solid number, and move on to the next deal.
A Costly Lesson: At the time, I had a house I planned to list in the high $500s. After years of steady appreciation in Denver, CO, confirmed by Colorado housing market statistics from the Colorado Association of Realtors, and nationally, I had grown complacent. I failed to adjust my pricing, underestimated the impact of rates doubling, ignored consumer confidence, and listed too high. I did eventually sell — but for nearly $100,000 less than my original target. That experience was a sharp reminder that in real estate, time management can be just as important as price.
When I Use the 30-Day Price: The 30-day price is my go-to in a steady market. In 2018–2019, prices were climbing moderately — around 2% to 8% a year — and buyers were active but not in a frenzy. That was the perfect environment for pricing in the sweet spot: high enough to get a strong return, but not so high that it scared people off or dragged things out.
When I Use the 90-Day Price: I’ll reach for the 90-day price when the market is red-hot — like in 2021, when prices jumped over 17% in a single year (a surge also reflected in U.S. housing market data from the National Association of Realtors) and bidding wars were the norm. I’d list at the top end, knowing buyers were making multiple offers, often well over list price. It might take patience and extra follow-up, but if it hit, the payoff could be huge.
Sell Your House Fast in Denver, Colorado Springs, Arvada, Fort Collins, Lakewood — and Anywhere in Colorado
If you need to sell your house and want a no-obligation cash offer to sell you house — whether you’re in Denver, Colorado Springs, Arvada, Fort Collins, Lakewood, or any other city in the state — we buy houses anywhere in Colorado.
FAQ: How to Price Your House to Sell
When and How to Lower Your Asking Price
Q: How do I know when it’s time to lower the price of my house?
If you’ve had 10+ showings in two weeks without an offer, the market is telling you the price is too high.
In Denver, I saw this firsthand in mid-2022 when interest rates doubled almost overnight — homes that used to sell in a week were suddenly sitting for months unless prices adjusted quickly.
Q: How much should I lower my asking price if my house isn’t selling?
A 2–5% drop often creates enough buzz to bring in new buyers.
For example, I reduced a property in Arvada by $20,000 and went from no interest to three showings and a full-price offer in less than a week.
Q: Should I drop the price all at once or in smaller increments?
A single, meaningful price drop usually works better than multiple small cuts.
In Denver’s hot neighborhoods like Berkeley, one decisive reduction can grab attention and signal value, while gradual cuts risk making the home look stale.
Q: What are the signs my home is overpriced?
Few showings or inquiries
No repeat interest
Buyer feedback that better deals exist elsewhere
I’ve seen sellers in Highlands Ranch ignore these signals and end up chasing the market down, costing them tens of thousands.
Q: What is “chasing the market” and how do I avoid it?
Chasing the market means repeatedly lowering your price after buyers have already moved on, usually ending in a lower sale price than if you’d priced correctly from the start.
In Denver, I’ve seen this happen in neighborhoods like Stapleton (Central Park) where sellers held out too long and ended up 10% below market value.
Timing and Days on Market
Q: Should I take my house off the market if it hasn’t sold in 90 days?
Yes, if you can. Pull it, refresh it, and relist at the right price.
I’ve done this in Denver during the slower winter months — updated staging, re-listed in spring, and sold in days.
Q: Does leaving my home on the market too long hurt its value?
Yes. Buyers start to wonder what’s wrong with it.
I’ve seen homes in Wash Park sit for 120+ days and eventually sell far below original asking.
Q: When is the best time of year to sell my house in Denver?
Spring and early summer bring the most buyers, but well-priced homes sell year-round.
I’ve sold cash deals in January in Aurora while other listings sat through the snow.
Q: How long should I expect my house to take to sell?
How long your house takes to sell depends on the market and your pricing strategy. In a hot market like 2021, many homes sold in as little as 7 days. In a slower market like 2024, average days on market (DOM) stretched much higher, often 30–60+ days before an offer came in. Using an aggressive 7-day price strategy can still get a house under contract in about a week, even when conditions are slower.
So is the market really slow? It can be — which is exactly why it’s so important to list at a price you know will sell in a timeframe that works for you. The right list price is the one that gets you under contract on your schedule, whether that’s 7 days, 30 days, or 90 days.
Pricing for Maximum Return
Q: How do I price my house to sell without losing money?
You need to price based on comparable sales, market conditions, and your timeline — not just what you “hope” to get.
In Denver’s West Colfax area, I’ve helped sellers hit their net profit goals by blending a 30-day price strategy with selective repairs.
Q: What happens if my house is priced too low?
It may sell quickly, but you risk leaving thousands on the table.
That said, in multiple-offer markets like Denver in 2021, underpricing by 1–2% sometimes sparked bidding wars that drove prices above list.
Q: How do appraisals affect my asking price?
If you’re selling to a financed buyer, your home must appraise at or above the contract price — otherwise, you may need to lower it or risk losing the deal.
I’ve seen this play out in Parker, where homes priced too aggressively fell out of contract when appraisals came in short.
Q: Should I price my house at a round number or just under (e.g., $499,000 vs. $500,000)?
Pricing just under a round number can help your home show up in more online searches and feel like a better deal psychologically.
I’ve listed homes in Centennial at $499,900 and drawn far more traffic than similar homes listed at $500,000.
Working With the 7/30/90 Pricing Strategy™
Q: How does the 7/30/90 Pricing Strategy™ work?
It gives you three clear price points:
7-Day Price: Aggressive, generates offers fast
30-Day Price: Balanced between speed and profit
90-Day Price: Top dollar if you can wait
I used it on a Lakewood property and sold at the 30-day price in just 18 days.
Q: Can it help in a slow market?
Yes — the 7-day price can pull in offers even when others sit unsold.
I used it in Thornton when the average days on market was over 60, and the house sold in less than a week.
Q: Do I need a real estate agent to use it?
No — it works whether you sell with an agent, by owner, or to a cash buyer.
I’ve used it on both MLS listings and off-market cash deals.
Q: Can I use it if I’m selling my house for cash?
Yes. I’ve negotiated better cash offer terms using this method, even with buyers who could close in a week.
Market Conditions and Buyer Behavior
Not entirely. Overpriced homes often sit for weeks, but houses listed at the right price can still sell fast.
For example, in Green Valley Ranch a properly priced home received five offers its first weekend, while higher-priced neighbors sat with no activity.
A house I flipped recently went under contract in just 5 days and even sold for $8,000 over asking.
The lesson: the market isn’t frozen — but it punishes bad pricing. Listing at a price that matches your timeline and buyer demand is what makes the difference between a stale listing and a quick sale.
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Q: Do interest rates affect pricing?
Yes, because they directly impact what buyers can afford.
When rates doubled in 2022, buyers who could afford $600k could suddenly only buy at $500k — and prices had to adjust.
Q: Why do some homes get multiple offers while others don’t?
They start at the right price.
In Capitol Hill, I’ve seen homes priced correctly get 10+ offers in a weekend.
Q: Does staging affect how much I can ask for my house?
Yes. Staged homes often photograph better, show better, and command higher offers.
Q: What’s the difference between pricing for traditional buyers and cash buyers?
Traditional buyers may offer more but come with contingencies; cash buyers close fast and as-is.Â
Traditional Buyers
Pay closer to full market value
Competition can drive offers higher
Require inspections, appraisals, and lender approval
Request repairs and concessions
Closing can take 30–60+ days
Cash Buyers
Close quickly — sometimes in as little as 7 days
No repairs, appraisals, or financing contingencies
Sale is more certain and less stressful
Offer is typically lower than traditional market value
What’s Happening In Denver’s Housing Market Right Now
The word on the street is that the Denver housing market is bad — but that’s just not true.
I think the real problem is that too many homes are being listed at unrealistic prices the market simply won’t bear. When a property is overpriced, it won’t sell.
In recent months, I’ve spoken with many sellers who already have their home listed on the MLS REcolorado — Denver and all of Colorado’s primary listing service, but have reached out to me to see if I’d be interested in buying for cash. Almost every time, their home has been sitting because the price is simply too high for current conditions — regardless of whether interest rates, the economy, or the time of year are making things more challenging.
I understand those concerns — they do matter — they really do and the reality is:
Your home is worth what a qualified buyer is willing to pay after taking all of those factors into account.Â
Pricing isn’t about guessing or hoping for the best — it’s about looking at the whole picture, including market demand, interest rates, buyer sentiment, comparable sales, and how your home stacks up against the competition, as shown in Colorado home sales and pricing statistics published by the Colorado Association of Realtors.
Pricing a House to Sell Is More Important Than Ever
Pricing isn’t just about picking a number that sounds good — it’s about knowing how the market will react to that number. Price too high, and you risk sitting on the market, building a negative stigma, and eventually taking less than you could have. Price too low, and you might sell fast but leave tens of thousands on the table.
Whether the market is hot, slow, or uncertain, the 7/30/90 List Plan™ keeps me in control. As a real estate investor, I have to know exactly what a house is worth — in any condition — because accuracy is the difference between a profitable deal and a costly mistake.
This strategy is built on real numbers, real deals, and years of experience buying, holding, renovating, and selling homes in markets across the U.S. It’s a proven way to make confident pricing decisions in any market, and it’s just as valuable for a homeowner as it is for a full-time investor.