07/22/2026
The most expensive mistake a seller can make? Overpricing.
It sounds counterintuitive.
List high then negotiate down if needed, but the data tells a very different story.
Here's what actually happens when a home is overpriced.
⏱️ Days 1–14 with no showings — The market is telling you something. You're likely 6–12% above where buyers are looking. The "fresh listing" momentum is gone, and you can't get it back.
👀 Showings but no offers — Buyers are walking through, but they're choosing other homes. You're closer in price but probably within 3–6%, but close doesn't close deals.
📉 30+ days, no contract — The market has moved. You're no longer competing.
🏚️ 60+ days — Buyers start asking: What's wrong with this one? The stigma of a stale listing is real, and it almost always costs more than pricing it right on day one.
The hard truth is you cannot out market a bad price. No amount of staging, social media, or open houses can fix a number the market won't support.
That's why pricing isn't guesswork, it's strategy. And the right price doesn't just attract buyers, it creates urgency, competition and leverage.
Let's talk numbers that make sense, not numbers that just sound good because in the end you will save yourself money and time!
Mitchell Home Team
Keller Williams Kansas City North
816-452-4200
Jordan Mitchell
Aneisha Mitchell
Sammy Soper Robertson
