If you are selling your home, you have to sell it a minimum of three times!
What am I talking about?
First, you have to convince a Listing Broker that it's worth what you want for it.
That one is pretty easy - there will always be a listing agent willing to take an over-priced listing - just to have the listing. You would be far better served by listing with an agent who has a grasp of market reality, which is key for the next two "sales" of your home.
Second, you have to convince a Buyer that it's worth what you want for it. Good luck with that if the property is over-priced!
Third, the Buyer's Lender has to be convinced that it's worth what you want for 
it. They do this by ordering an Appraisal. The Appraiser doesn't care what you want for it - they focus on identifying comps that support their opinion of value.
If you sell it to the first two, but fail to sell it to the third, then you are right back where you started, weeks or months ago, unless you are willing to adjust the sales price to accomodate the appraisal.
Which begs the question.
If you are willing to accomodate the appraisal, why not price it appropriately at the beginning of the endeavor and save yourself months of heartache and carrying costs?
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