What mistakes do sellers make?
Updated October 9, 2026
A strong sale starts with clear decisions and a plan you believe in. Selling your home involves more than choosing a price and waiting for an offer. Agree on your goals and strategy before listing, then stay open to what buyer activity and feedback tell us. Here are ten decisions worth getting right.
Watch Larry’s explanation
Captions are included.
Ten seller mistakes to avoid
Choosing an agent without agreeing on the plan
Hire an agent you know, like, and trust. Make sure you understand the financial commitment, marketing, showing access, open houses, communication, and review schedule before you sign.
Starting with a price buyers cannot justify
Your desired sale price and the price buyers will support may differ. Compare recent sales, available homes, condition, and presentation. You have one chance to make a great first impression; you want buyers chasing you instead of chasing buyers.
Spending on improvements without a budget
An expensive renovation is not automatically the best preparation. Prioritize the work buyers will notice, consider your timeline, and set a budget and completion date before expanding the list.
Neglecting the exterior
Buyers start forming an impression when they arrive. Keep the entry, landscaping, and approach welcoming. When the buyer pulls up in front of your home, you want your home to give them a big hug.
Launching before the home and materials are ready
Coordinate preparation, photographs, property details, and showing arrangements. A rushed introduction can leave buyers judging an incomplete presentation.
Making the home difficult to see
Agree on showing windows and notice requirements that work for your household and give buyers a practical opportunity to visit. Have a plan for pets and everyday preparation.
Taking every comment personally
Buyers have different preferences. Look for repeated concerns about value, condition, or layout rather than reacting to one opinion. Feedback is information to evaluate, not a judgment of your life in the home.
Changing strategy without reviewing the evidence
Few or no showings can point to price, and many showings without offers typically mean price should be reviewed too. Consider presentation, access, competition, and your timeline before choosing an adjustment.
Judging an offer only by its price
Compare financing, contingencies, timing, requested concessions, and the amount you expect to keep after costs. I’ll review each offer with you and your attorney so you understand what it asks you to commit to.
Letting frustration replace a clear decision
Negotiation can feel personal, especially after preparation and showings. Before rejecting a proposal, consider the full terms, the likely net outcome, and your alternatives. Keep your goals at the center of the discussion.
Agree before listing, review after listing
The seller ultimately decides the list or “launch” price. My job is to explain the evidence and tradeoffs, help establish a strategy, and keep you informed as buyers respond. My strategy and marketing involve building momentum from pre-list marketing through the listing’s launch date—the first day buyers can see the home—with no showings until the first open house. An appropriate starting price supports that effort, with the goal of getting buyers eager to see the house during our pre-marketing phase. In my experience, this has consistently proven to be a winning strategy.
A practical example: the highest offer is not the whole story
Illustrative example: A seller receives two offers. One has a higher price but asks for a substantial credit and a closing date that does not fit the seller’s move. The other offers less but requests a smaller credit and a more workable timeline.
Before choosing, compare the expected proceeds, financing, contingencies, and timing of both offers. The higher headline price may still be the better choice—or it may not. The decision should reflect the complete terms and what matters to the seller.
Before you make a selling decision
- Write down your goals and preferred timeline.
- Understand the marketing plan and brokerage fees.
- Agree on the list price, preparation, and showing access.
- Set a schedule for reviewing activity and feedback.
- Compare offers and changes by their full terms and likely net outcome.
Common questions
Is the highest asking price the best strategy?
The short answer here is no. You are never more popular or “powerful” as a seller than when you first come on the market. As I’ve stated, that’s when we want buyers chasing you. We want as many buyers through the door as possible when we launch your listing, and we do that by coupling a reasonable starting price with great marketing. Buyers compare your home with the alternatives. A higher opening price can reduce showings and place your home in a more demanding comparison set. Let’s review the evidence before deciding.
Should I accept the first offer?
There is no automatic answer. Review the offer’s terms, buyer activity, your goals, and the alternatives available at that point. A serious early offer deserves thoughtful consideration.
What if I disagree with my agent’s recommendation?
Ask what evidence supports it and what the alternatives could mean for you. You should understand the reasoning and feel comfortable asking questions. A shared plan and regular review schedule help keep those conversations productive. All final selling decisions are ultimately made by the seller.
“Your Marketing Matters”
Before you make your next move…
Let’s agree on a selling strategy you understand, then use the market response to make informed decisions along the way.
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