What matters when you price your home for sale is What It Is Worth To Someone Else.
A great illustration of this concept comes from an episode of Million Dollar Listing New York where Realtor guru Frederik tells a client something close to “I paid $2,000 for this suit. Are you going to buy it from me for $2000?” And that is the bottom line of the issue. A used suit, even a very nice one, might only be worth a couple hundred dollars tops.
Homeowners get off track because their own opinion of their home’s value, what they believe someone else will pay for it, is distorted by history that has nothing whatsoever to do with the actual market price of their home. Those “things that don’t matter” include how much they paid for their home, how much they need to get from the sale of their home, and how much money they have spent upgrading and maintaining their home. None of that matters.
Buyers are looking at a seller’s home, and lots of other homes, and comparing them. They look at price, condition, location and scores of other things from style and layout to schools, views, etc.
To see what your home is worth, see what buyers are paying for homes that they could substitute for yours. Buyers will always buy the home that offers the best combination of factors, primarily price, condition and location.
Where your home “fits” in the market is the only fact that impacts its price. You can forget about the other stuff.