Think waiting for the market to improve will get you a better price? Think again.

I’ve worked with sellers since 2003, and if there’s one thing I’ve learned - it’s that what you think works in real estate, and what actually works, can be two very different things.

I can’t tell you how many conversations I’ve had that start with, “Well, my neighbor said…” or “Zillow shows my house is worth…” 😬

Let me just say this: I love your neighbors and I love Zillow (kind of 😅), but real estate is not one-size-fits-all. Your goals, your home, your timeline, your market—those things matter more than any trending headline or well-meaning advice from Uncle Joe.

So let’s bust a few common myths that I see hurting sellers all the time—and make sure you’re not falling into these traps.

Myth #1: “Let’s Price High and See What Happens”

I totally get the logic: aim high, and worst case, lower it later… right?

Wrong.

Here’s what actually happens when you price too high:

• Crickets

• Fewer showings (if any at all)

• Buyers start wondering “What’s wrong with it?”

• You lose the powerful first two weeks on the market—when interest is at its peak
  

Let me tell you about a client who once said, “Let’s list it $20K higher and test the market.”

We tested it. And it failed.

No showings for nearly two weeks. We eventually had to drop the price—twice. The property ended up selling for less than what we could’ve gotten had we priced it right from the start.

✅ When a home is priced right, it creates urgency.
✅ Urgency creates competition.
✅ Competition often leads to stronger offers—sometimes even multiple offers.

Bottom line: Pricing your home right isn’t about leaving money on the table—it’s about positioning your home to attract the right buyers fast.

Myth #2: “I Don’t Need to Stage - Buyers Can See Past My Stuff”

You’d be surprised how many people believe this one. And trust me, I get it. Your home is your home - it’s filled with memories, warmth, personality.

But buyers?

They’re trying to picture their life there.

And that’s hard to do when your fridge is covered in kids’ drawings, or when each room is filled with furniture and personal touches from 20+ years of living.

One of my clients left everything just as it was photos, keepsakes, even piles of mail. After a few weeks on the market with no bites, we brought in a stager. We simplified, depersonalized, and made the home feel more like a model than a memory box.

Within 7 days, we had three offers.

📌 It doesn’t have to be expensive.
📌 Sometimes it’s just about rearranging furniture, removing clutter, and creating a neutral, welcoming vibe.
📌 Even adding fresh throw pillows or new lighting can make a big difference.

Pro tip: Buyers make up their mind in the first 15 seconds. Make those seconds count.

Myth #3: “We’ll Just Wait for the Market to Get Better”

This one’s tricky, because it sounds smart… until it’s not.

Here’s what people don’t often factor in:

• The cost of waiting (mortgage payments, property taxes, insurance, utilities)

• The risk of interest rates rising (which impacts buyer affordability)

• The fact that “better market” is often only obvious in hindsight

I had sellers who waited months hoping the market would rebound.

By the time they were ready to list, interest rates had ticked up, buyer demand slowed, and their home ended up sitting longer than they expected.

Meanwhile, they were paying to maintain an empty home. That cost alone wiped out any gains they hoped to make.

Sometimes, acting now is the smartest financial move. If you’re thinking about selling look at your life and your goals, not just the news cycle.

Pro tip: Make decisions based on you, not market fear or media noise.

Bonus: Your Pre-Sale Emotional & Financial Prep Checklist

If you're even thinking about selling, start here:

✔️ Know your why. Are you downsizing? Moving closer to grandkids? Looking for less upkeep? Clarity makes everything easier.

✔️ Know your numbers. Get a clear idea of what you owe, what your net proceeds could be, and what it’ll cost to move. I can help you with a simple seller net sheet.

✔️ Have a plan for what’s next. Whether it’s buying, renting, or staying with family while you house-hunt, knowing your next steps reduces stress and pressure.

Selling your home is a big decision and it’s okay to feel a little overwhelmed. That’s where I come in. I’ve helped hundreds of families navigate these choices and I’d be honored to help you too.

Want to Sell Smart and Stress-Free?

Before you make a move, I’ve got something that could save you time, stress, and thousands of dollars:
 
📘 The Home Seller’s Survival Kit: 7 Mistakes That Can Cost You Thousands (and How to Avoid Them)

It’s a quick and helpful guide packed with real-world advice I’ve learned from helping sellers since 2003 including:

• The biggest pricing mistake I see over and over

• Simple prep strategies that attract serious buyers

• How to time your move without losing sleep (or money)

Whether you’re just thinking about selling or already prepping your home, this guide will walk you through what not to do and what works instead.

👉 Download PDF Guide

And if you have a question or just want to talk through your situation? I’m here. No pressure. Just honest, practical advice to help you feel confident every step of the way. 🏡