1. Pricing Based on Emotion or the Past ❌

Many sellers price their homes based on what they "need to net" or what their neighbor got last year. Unfortunately, the market doesn’t care what you want or what happened during the 2021 frenzy. Pricing based on outdated comps or personal goals often leads to one thing: your home sitting longer than it should.

What Not to Do: List your home at $750,000 because your neighbor did—even though they had a larger lot and recent updates, and yours hasn’t been touched in 10 years.

What to Do ✅: Look at active competition, pending sales, and sold properties within the last 60 days. Price your home based on what similar, updated homes are actually closing for right now. A well-priced home creates buyer urgency, while an overpriced one becomes a stale listing buyers use to justify offers on other homes.

2. Skipping or Minimizing Preparation 🧹

You only get one chance to make a first impression. In a market where buyers have more homes to choose from, the one that looks move-in ready is the one that wins. If your home has scuffed walls, overgrown bushes, or lingering pet smells, you’re silently telling buyers to keep looking.

What Not to Do: Throw the home on the market as-is and assume buyers will “see past it.” Most won’t.

What to Do ✅: Power wash the exterior, trim the landscaping, deep clean every room, and touch up paint—especially in high-traffic areas. Add fresh mulch, clean windows, and declutter counters. If needed, spend $2,000–$3,000 on light prep. That can return $10,000–$15,000 more in your sale price or get your home under contract faster.

3. Neglecting Presentation and Marketing 🎥

Photos are your first showing. If your listing doesn’t pop online, it won’t make the cut. Buyers scroll past dark, cluttered, or poorly framed photos in seconds. The same goes for bland or generic listing descriptions.

What Not to Do: Use phone photos, skip staging, or rely on a one-sentence description like "Charming 3-bed home near shopping." You’ll lose attention before they even read the second line.

What to Do ✅: Hire a professional photographer. Stage the home—or virtually stage it if vacant. Write compelling copy that sells lifestyle, not just square footage. Bonus: Add a 3D tour, drone shots, or a short video walkthrough to build excitement.

4. Not Offering Buyer Incentives 💸

Buyers today are rate-sensitive. They’re comparing monthly payments, not just asking prices. Offering a small concession can tip the scales—especially if buyers are on the fence between your home and one down the street.

What Not to Do: Refuse to negotiate or offer incentives, thinking it “cheapens” the value of your home.

What to Do ✅: Offer a rate buydown, cover closing costs, or throw in a home warranty. These small gestures can help buyers feel more confident and reduce friction in the deal. It’s better than a price drop—and often keeps your bottom line intact.

5. Refusing to Pivot Mid-Listing 🔁

It happens: You list, get some traffic, and… crickets. Some sellers freeze, hoping the right buyer will show up. But waiting too long to act can make your listing appear stale.

What Not to Do: Ignore feedback or stay at the same price for 30+ days while similar homes go pending.

What to Do ✅: At the 10–14 day mark, assess traffic and showing feedback. If buyers are walking away, it’s likely due to price, presentation, or both. Consider refreshing your main photo, rewriting the headline, or offering a time-limited incentive like a $5,000 buyer credit.

6. Hiring the Wrong Agent (or Going FSBO) ⚠️

In a market this competitive, your choice of representation matters. Selling a home isn’t just about putting it on the MLS—it’s about strategy, negotiation, and making sure your listing shines online and off.

What Not to Do: List with someone who’s inexperienced, out of touch with local market dynamics, or more focused on pleasing you than telling you the truth. Or worse—go it alone and lose thousands in missed opportunities, buyer negotiations, or legal issues.

What to Do ✅: Work with a full-time, local expert who knows the inventory, understands buyer behavior, and has a proven process to prep, price, market, and negotiate your sale. A great agent doesn’t cost you money—they protect your equity and multiply your return.

Final Thoughts 🏁

You don’t need to be perfect—you need to be prepared. Sellers who treat their home sale like a business transaction (with emotion checked at the door and smart strategy at the forefront) are the ones walking away with the strongest offers. The 2025 market isn’t handing out easy wins—but it is rewarding those who adapt and execute well.

Want to avoid the mistakes that are costing other sellers thousands? Let’s build a smart, pressure-free plan that gives buyers every reason to fall in love with your home—and pay top dollar for it.

📍 Aaron Miriello – Your Trusted Realtor
📧 Email: aaron@primenorthwesthomes.com
📞 Phone: 206-999-8875
🏡 Website: primenorthwesthomes.com
🔗 Contact Card: https://www.flowcode.com/page/aaron_ohcontactcard