06/04/2026
🚨 What’s the biggest pricing mistake homeowners make when selling their house?
Most people think it’s pricing too low.
In reality, it’s often pricing too high.
One of the most common questions I get is:
🏡💰 “What’s the magic number we should list my house for?”
If you’ve ever asked an agent that question, my answer may surprise you…
👉 I will NEVER tell you the exact dollar amount you should list your property for.
Wait… what?! 😳
Here’s why:
Pricing a home isn’t like guessing how many jellybeans are in a jar. There’s no magic number hidden in a crystal ball. 🔮
When I meet with sellers, I perform a detailed market analysis based on:
✅ Comparable properties that have recently SOLD
✅ Homes currently competing on the market
✅ Whether the market is favoring sellers or buyers
✅ Your home’s condition, updates, and unique features
Instead of giving you a single number, I provide a pricing RANGE.
📈 The top of the range represents what I believe the market may allow the property to sell for.
📉 The bottom of the range represents the least amount I believe you should consider accepting.
The final listing price depends on YOUR goals:
✔️ How motivated you are to sell
✔️ Your budget and financial needs
✔️ What you’ve invested into the property
✔️ Your timeline
Here’s why proper pricing matters…
🚨 The first week your home goes live is usually when it receives the most attention.
That’s when buyers are excited.
That’s when agents are scheduling showings.
That’s when your home is popping up in saved searches and landing in front of the largest pool of potential buyers.
Ideally, that’s when we’re generating multiple offers from qualified buyers.
Competition is a beautiful thing. 😎
Now let’s talk about the famous:
💡 “Let’s just list it high and see what happens.”
Could we find a buyer willing to pay it?
Sure.
Could I also find someone willing to pay $20 for a gas station hot dog?
Probably. 🌭😂
The real question is:
Will the property APPRAISE for that amount?
That’s where that strategy will likely hit a brick wall. 🤦🏼♂️
Lenders won’t loan money above appraised value. If a buyer offers significantly over market value but doesn’t have the cash to cover the difference, that amazing offer can quickly become a mutual release and a whole lot of disappointment.
And those other buyers we were hoping to create competition with?
By then they’re often already looking at the next shiny new listing that just hit the market. 👋
Here’s another fact many sellers don’t realize:
🏠 FHA, VA, and USDA appraisals can stay attached to a property for up to 6 months.
If a deal falls apart, that appraisal can impact future buyers using those loan programs.
So if we accept the highest offer simply because the number looks great on paper—without understanding the property’s likely appraised value—we may be taking the first step toward a failed transaction instead of a successful closing.
Could we overprice the home and hope a cash buyer appears?
Absolutely.
But we could also end up watching the listing sit on the market long enough for buyers to start asking:
👀 “What’s wrong with it?”
Now here’s something many people don’t realize…
I use this SAME approach when representing BUYERS.
When helping buyers submit an offer, I’m not just throwing numbers at the wall and hoping something sticks.
I perform the same market analysis to determine:
✅ What comparable homes have sold for
✅ How competitive the current market is
✅ Whether the property appears overpriced, underpriced, or right on target
✅ What the home will likely appraise for
✅ How aggressive we need to be to win the home without overpaying or stepping outside of a buyer’s budget
My goal is to help buyers submit an offer that’s strong enough to compete while also understanding the risks and realities of the property’s value.
Because just because a buyer CAN offer more doesn’t always mean they SHOULD.
Whether you’re buying or selling, my job isn’t to tell you what you want to hear.
My job is to help you make informed decisions based on facts, market data, and experience.
A strong pricing strategy creates:
✅ More showings
✅ More buyer interest
✅ Stronger offers
✅ Better negotiations
✅ Fewer surprises
✅ A smoother path to closing
At the end of the day, real estate isn’t about picking numbers.
It’s about understanding the market and positioning yourself for success.
My approach to real estate isn’t to be a salesperson.
It’s to be a consultant.
Because houses sell themselves. What people need is someone who can help them navigate the decisions surrounding one of the largest financial investments they’ll ever make.
👇 Curious what your home might realistically sell for in today’s market?
Comment VALUE below or send me a message. I’d be happy to provide a professional market analysis and walk you through your options
