The #1 Mistake Sellers Make in Today’s Market (And How to Avoid It)

If you tried to sell a home in 2021 or 2022, chances are you didn’t have to do much. Homes were flying off the market, often with multiple offers, bidding wars, and prices well over asking.

But that market is gone.

Today’s housing market has changed. Buyers have more choices, and they’re more selective. If your goal is to sell for a strong price — without your listing sitting stale — there’s one strategy that matters more than ever: pricing your home right from the very beginning.

Why Pricing Right Now Matters More Than Ever

Let’s start with what’s changed. Inventory has increased, giving buyers more options. And while demand is still solid, buyers today are cautious. They’re comparing properties, doing more research, and looking for value.

According to the National Association of Realtors (NAR), 44% of recently sold homes in the U.S. went for less than the original asking price, and 1 in 3 sellers had to reduce their price before finding a buyer.

That means even if you have a beautiful home, buyers won’t overpay just because the market was hot a few years ago.

The Gap Between What Sellers Want and Buyers Will Pay

A recent Realtor.com survey shows that 81% of sellers believe their home will sell at or above asking price.

But actual market data says otherwise.

Redfin reports that the gap between asking price and final sale price is widening — and homes that are overpriced from the start tend to sit longer, get less attention, and eventually require price reductions.

Overpricing can make your home feel stale. Buyers may wonder if something’s wrong. And the longer it stays on the market, the harder it can be to create urgency or excitement.

What Happens When You Price Too High

Sellers sometimes think, “Let’s start high. We can always come down.” It sounds reasonable, but this strategy rarely works in today’s market.

Here’s why:

• Overpriced homes get fewer showings

• Buyers skip listings that seem out of touch

• When a home sits, buyers assume something’s wrong

• You risk chasing the market down with multiple price cuts

Even worse, by the time you lower the price, your home has lost its “freshness” — and newer listings nearby may start to compete directly with yours.

Why Pricing Strategically = More Money, Less Stress

The best way to maximise your sale price? Price it correctly from the start.

That doesn’t mean underpricing. It means being in alignment with where the market is now — not where it was two years ago.

And the good news? If you’ve owned your home for several years, chances are you’re still sitting on substantial equity. According to national data, home values have risen more than 57% in the last five years. So even if you price just under your dream number, you're likely to walk away with a strong profit.

How to Find the Right Price for Your Home

Here’s what a smart pricing strategy involves:

• Looking at recent sales in your neighbourhood — not just list prices, but actual sold prices

• Understanding current buyer demand in your area

• Evaluating how many similar homes are on the market (your competition)

• Taking into account how quickly homes are selling (or not selling) near you

This is where a local expert can make all the difference. A good agent like Texas Home Coach knows what’s happening in your zip code — not just in the national headlines — and can recommend a pricing strategy that works in your specific market.

Ready to sell this year?

The market has shifted, but your opportunity to sell hasn’t gone away — it just requires a smarter approach.

If you’re thinking about selling your home in Northwest Houston, pricing it right from day one can be the difference between a fast, profitable sale and a listing that lingers.

Want a personalised pricing strategy for your home?

Let’s talk about the current data in your neighbourhood — and how to set a price that gets results.