The average list price of listed properties is where the majority of homes collect. This is the realm of the unmotivated and the market testers. These home prices defy the market and sit there unsold for months and months.
The average list price of sold properties represents sellers who are motivated and serious. They have either priced their house to sell from day one, or have dropped the asking price, sometimes more than once, within a range that will cause the home to sell. They understand the need to align themselves with market conditions for best results.