The danger of overpricing your home

A lot of sellers think this: “If we start high, we can always come down later — at least it leaves room to negotiate.”

But here’s the reality: overpricing almost always backfires.

When your home first hits the market, that’s when excitement is highest. Buyers are waiting for new listings, and they know how fast good homes sell. If the price is too high, you lose that momentum right away — and once that initial buzz is gone, it’s hard to get it back.

Here’s what the numbers show:

• Homes that require price reductions sit on the market twice as long on average compared to homes priced correctly from the start.

• The longer a home sits, the less buyers are willing to pay — in fact, homes that undergo price cuts often sell for 5–10% below their original list price.

• Meanwhile, homes priced right from day one are more likely to get multiple offers, which can actually push the price up.

So the truth is: pricing high doesn’t give you leverage — it shrinks your buyer pool and weakens your position. Pricing at market value is what creates competition and nets you the strongest offers.

If you’re curious what that “sweet spot” looks like for your home in today’s market, reply back and I’ll break it down for you.