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If I had to point to one thing I’m seeing over and over again right now—it’s this:
Overpricing.
And I understand why
Sellers are looking at:
What their neighbor sold for last year
What they feel their home is worth
Or what they “want” to get
But the market today is different.
What actually happens when you overprice
At first, it feels like you’re leaving room to negotiate.
But in reality:
You get less traffic
Buyers hesitate
Days on market start to climb
And once that happens,
you lose something very important—momentum.
And momentum is everything
The first few weeks on the market are when your home gets the most attention.
That’s your window to:
Create urgency
Attract strong buyers
Generate competition
If you miss that window,
you’re usually chasing the market down.
What works instead
Strategic pricing.
Not guessing. Not testing.
But positioning your home where it creates immediate interest.
Bottom line
The first price isn’t just a number.
It’s your strategy—and it can make or break the outcome.
