Pull comps that actually closed, not just what's listed. Active listings show what sellers hope for; closed sales (ideally within the last 3-6 months) show what buyers actually paid.
Stay tight on radius and property type. A comp a mile away or a different property type (condo vs. single-family) is a weaker data point than a similar home two streets over.
Adjust for real differences, not gut feel. Extra bedroom, updated kitchen, lot size, garage, price each adjustment based on what the local market has actually paid for that feature historically, not a round number.
Days-on-market and price trend matter as much as the number. A market with rising prices and low DOM supports pricing closer to (or above) recent comps; a slowing market with rising DOM argues for pricing more conservatively.
Overpricing has a real cost. Listings that sit tend to eventually sell for less than if they'd been priced correctly from day one, buyers read stale listings as a red flag.