Let’s say you decide to list your home.

You price it on the high side—just to see what happens.
The photos turn out amazing. The video looks great. Your agent hits publish and texts you, “We’re live!”

And just like that, you start imagining showing requests flooding in, positive feedback rolling in, and maybe even multiple offers.

But instead?
A handful of showings.
A few neighbors pop in at the Open House.
No offers.

Weeks pass. Buyer interest fades. Eventually, you drop the price.

But by then, the buzz has worn off. You’ve racked up another couple months of mortgage payments, property taxes, insurance, utilities… and you’re now negotiating with buyers who know you’ve been sitting on the market.

The final sales price?
Exactly what you could’ve listed for from the beginning—except now it’s cost you thousands more to get there.

That’s how a $500,000 home turns into a $23,000 mistake. And honestly? It happens more than you think.

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Here’s Why This Happens

Sellers often want to “test the market” by pricing a little high. I get it—it feels safer. You want to leave room to negotiate. But today’s buyers are smart. They’ve seen every listing in your price range. And if your home doesn’t seem like a great value right away, they’ll scroll right past it.

And while you’re waiting for that “just maybe” buyer to show up, you’re losing time, money, and the advantage of being new on the market.

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The Solution? Start With Strategy

The first few days your home is listed are golden. That’s when you’ll get the most attention—so your pricing strategy needs to be dialed in from day one.

When you list at the right price:

• You attract serious buyers faster
• You create demand (and sometimes competition)
• You sell sooner, with fewer carrying costs
• You stay in control of your move

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Want to Know What Your Home’s Worth Right Now?

If you haven’t received your 2025 Home Value Report yet—and you’re curious what your home might actually sell for in today’s market—send me a message. I’ll put one together for you (no pressure, no obligation).

It’s free, and it might just help you avoid a very expensive pricing mistake.

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Selling a home doesn’t have to be stressful—but it does take the right plan.
Let’s build that plan together. 🤝