09/16/2026
Your house has been sitting longer than the average days on market.
So… time for a price drop, right?
Not always.
One of the first things I want to know is: what is the competition doing? Are there actually comparable properties on the market? And more importantly, are they selling?
If homes that appeal to the same buyer are consistently going pending while yours sits, the market is giving us information. That’s when we need to have a conversation about positioning, and yes, price may absolutely be part of that conversation.
But if NONE of those properties are selling? Dropping the price over and over may just mean you’re sitting at a lower number waiting for the same buyer.
This is especially true with properties that don’t fit neatly into a box. Sometimes there simply isn’t a huge pool of buyers looking for that particular combination of features at any given moment.
And here’s the part sellers sometimes don’t realize:
Your position in the market is constantly changing. A new listing comes on Monday. Another seller reduces their price Wednesday. Your closest competition goes pending Friday. Suddenly, your home’s position looks completely different than it did a week ago.
Pricing isn’t something we decide once when the sign goes in the yard. It’s something we continually evaluate against what the market is actually telling us.
Sometimes the answer is a price adjustment.
Sometimes the answer is patience.
The important part is knowing the difference.
