The Biggest Mistakes Sellers Make When Pricing Their Homes
By Holly Thomas 路 October 29, 2026
written like I'd tell it to you over coffee.
Mistake one: pricing from what you paid
The market doesn't care what you paid in 2017, what you owe, or what you 'need to walk away with.' It cares what similar homes sold for last month. Your mortgage balance is real to you, but it's invisible to buyers.
Mistake two: pricing high to start, planning to drop later
This is the most expensive mistake in the book. The first two weeks of list price are when you capture the most buyer attention. A price drop later doesn't reset the clock, it just tells the market something is wrong. In most cases the home ends up selling for less than it would have at the right price from day one.
Mistake three: ignoring the micro-market
County medians don't price your house. Your school district does. Your street does. Whether the kitchen was updated and the roof is 15 years old does. I build pricing from sold comps within your immediate neighborhood, adjusted for condition, then I show you the math behind every dollar.
The right price wins in any market
A correctly priced home sells faster, attracts more buyers, and frequently ends up with offers at or above asking. It feels like giving something up at first. The data says otherwise.
Want the version for your situation? That's a conversation, not an article. Message me or book a call. No pressure, no obligation.