What's the biggest mistake you made when selling a home that you'd warn others about? What did you learn from that experience?

Question

In the competitive real estate market, sidestepping common pitfalls is essential for sellers. This article distills key advice from industry professionals to help ensure a successful sale. It covers crucial topics such as fair pricing strategies, the power of presentation, and the importance of understanding market trends.

Adam Chahl · Answer

For me, one of the biggest mistakes I see sellers make and something I always warn my clients about is pricing the home based on emotion rather than market data. I've seen sellers get attached to a certain number because of what they think their home is worth, rather than what buyers in the market are actually willing to pay.
In my opinion, overpricing a home is one of the fastest ways to lose momentum. When a listing sits on the market for too long, buyers start to wonder, "What's wrong with it?" Then, when you finally adjust the price, you've already lost that initial buzz, and you're more likely to get lowball offers or need to make bigger concessions.
What I've learned and what I always tell sellers is that pricing correctly from day one is key. A well-priced home attracts serious buyers, creates competition, and often sells faster and for more money. That's why at PLACE Real Estate Team - Oakwyn Realty, we focus on accurate market analysis, not guesswork or emotions, to get the best results.
If you're thinking about selling, my advice is to work with a knowledgeable real estate professional who understands pricing strategies and local market trends. It makes all the difference!

Betsy Pepine · Answer

One challenge I faced when selling a home was not fully utilizing storytelling to make the property more appealing. Initially, I focused solely on details like size, upgrades, and location without illustrating to buyers what it would be like to live there. I assumed the features alone would attract interest, but buyers connect more with a vision of their future in the home. When I began describing the space in a way that highlighted its character and the lifestyle it offered, more buyers became interested. They wanted to envision themselves cooking in the kitchen, relaxing in the living room, or enjoying the backyard. This experience taught me that selling a home is not just about facts; it's about helping buyers imagine themselves in the space in a way that feels personal and exciting.
This experience helped me improve how I market properties. I started using engaging descriptions, high-quality photos, and small personal touches to create a stronger connection with buyers. Instead of just listing features, I focused on what made the home feel warm and inviting. People don't just buy a house; they buy a place where they can build memories. Learning to highlight that made my sales approach more effective. Every home has a story, and telling it well can make a big difference in attracting the right buyer.

Saddat Abid · Answer

The biggest mistake I made when selling a home was overpricing it from the start. I was convinced my property was worth more than similar homes in the area because of all the improvements I'd made and the time I'd invested in it. I ignored my agent's advice about market realities and insisted on listing at a premium price.
"The market always tells the truth about property value, regardless of how much you've invested in improvements," Saddat says. "I tell clients that emotional attachment to your selling price is the quickest way to ensure your home sits unsold for months."
The consequences were exactly what the agent predicted. The property sat on the market for nearly three months with minimal viewings. According to VZ Real Estate, this is a common issue - when a home becomes "stale" after a few weeks, buyers begin wondering what's wrong with it. That's precisely what happened to me.
What's worse, when we eventually lowered the price, we ended up accepting less than we likely would have if we'd priced it correctly from the beginning. Lovelle Estate Agency points out that overpricing can push properties into higher stamp duty brackets and outside potential buyers' search criteria, reducing visibility to qualified buyers.
I learned three valuable lessons from this experience:
1. Trust experts who know the local market. My agent had accurate data about comparable sales that I chose to ignore.
2. Time on market costs money. While my property sat unsold, I was paying the mortgage, utilities, and maintenance costs.
3. The first few weeks are critical. TFA Group notes that homes generate the most interest when first listed. I wasted that prime window with an unrealistic price.
The irony is that I knew these principles when advising others but ignored them for my own property. The emotional attachment to what I thought my home was worth clouded my judgment.
Now when selling properties, I always run a comparative market analysis, listen to experienced agents, and price properties to sell within a reasonable timeframe. The right price attracts qualified buyers who can afford your home, creating the possibility of multiple offers rather than price reductions.

Bennett Heyn · Answer

When I first started in real estate, I made the costly mistake of skipping professional photos and proper staging for a property in the Midwest, thinking it would save money. The house sat on the market for three extra months. Now I always invest in quality staging and photography upfront, which typically brings in offers 15-20% higher and sells homes twice as fast.

Parker McInnis · Answer

One of the biggest mistakes I made when selling a home was overestimating a buyer's interest and hesitating on a strong offer. I had an early offer that was solid--good price, clean terms, and a motivated buyer. But instead of locking it in, I waited, thinking I might get something even better. I convinced myself that with more showings lined up, a bidding war could happen.
Big mistake. The original buyer moved on, and the next few interested parties weren't nearly as strong. More time passed, and I ended up accepting an offer that wasn't as good as the first one. In hindsight, I let greed and overconfidence cloud my judgment.
What I learned is that serious buyers don't wait forever, and the first strong offer is often the best one. If a deal checks all the right boxes--price, terms, and a ready buyer--there's no shame in taking it. The market can be unpredictable, and waiting too long can cost you more than just time. Trust momentum, act decisively, and don't let a great opportunity slip away.

Brandi Simons · Answer

I totally messed up by skipping professional photos on one of my first investment properties, thinking my iPhone photos would be good enough, but the listing got way less attention than similar homes. After that expensive lesson, I now always invest in professional photography and staging, which typically helps my properties sell 30% faster and often above asking price.

Don Wede · Answer

One of the biggest mistakes I made when selling a home was underestimating the importance of pricing correctly--especially when dealing with distressed properties. Early on, I had a house that needed a lot of work. It was outdated, had foundation issues, and frankly, looked terrible. I figured, "Hey, investors love fixer-uppers, right?" So, I priced it higher than I should have, thinking I'd negotiate down.
Big mistake.
The property sat on the market, collecting dust. Investors took one look and saw all the work it needed. They weren't interested unless the price was right. Meanwhile, I was bleeding money on holding costs--taxes, insurance, utilities--while my so-called "great deal" went nowhere.
What did I learn? Price it right from day one. If it's a distressed property, don't get emotional or greedy--investors aren't looking for a 'deal,' they're looking for a 'steal.' I now make sure my numbers are spot on, factoring in repairs, ARV (after-repair value), and investor margins. When you price a fixer-upper properly, it moves fast.
Also, lean into it if the house has major issues--hoarder conditions, outdated everything, or structural problems. The worse the condition, the better the deal needs to be for buyers. Don't try to hide the flaws; highlight them and price accordingly.
My advice? Know your buyer and market, and don't let a property sit because you got greedy. Every day it sits, you're losing money.

Carter Crowley · Answer

When I was trying to sell my house, one of the worst mistakes I made was accepting the first offer too quickly, fearing that the deal would fall through. There was significant interest in the house, but when the first buyer offered slightly less than my asking price, I accepted it without negotiating. Another offer came in a week later that was $20,000 more, but I was already committed to the initial deal.
It's more important to be patient and plan ahead than to rush. People will wait to buy a home until they find the right one. Some competition can drive the price up. Now, I always create demand by marketing aggressively, giving buyers deadlines for their offers, and allowing them to compete. The first deal isn't always the best.

Brooks Humphreys · Answer

My biggest regret was rushing to list a property in Columbus without proper market research, which led to underpricing it by almost $40,000 in 2019. I now spend at least a week analyzing recent comparable sales and getting multiple professional opinions before setting a price, which has helped me maximize returns for both my investment properties and clients.

Barry L Smith · Answer

The biggest mistake I made was rushing to list a home without properly decluttering and staging it first. The dated family photos and overcrowded rooms made it hard for potential buyers to envision themselves living there. After getting feedback from several showings, we took a week to declutter, neutralize the space, and got three offers within days of relisting.

Grace Chisom · Answer

I was determined to secure the best price for my house when I made the decision to sell. I set it wonderfully, performed all the required repairs, and even engaged a professional photographer to get the finest possible photos of my house. I made the error of lying about the condition of my house, though, in an attempt to obtain the greatest offer.
A prospective buyer inquired about the house's structural problems after noticing some wall cracks during the open house. I played down the cracks and told the buyer they were only cosmetic and could be readily fixed because I was eager to sell. To my disappointment, the buyer opted not to proceed with the purchase after obtaining a second opinion from a house inspector who confirmed that the cracks were, in fact, an indication of a more serious issue.
I learned from this experience that being truthful is crucial when selling a house. Being open and honest about any problems or repairs required is essential, even if I wanted to sell my house for the best price. It establishes credibility and trust in addition to setting realistic expectations for prospective customers.
I also discovered how crucial it is to do thorough inspections and take care of any problems before listing the house for sale. I could have corrected the structural problem and saved myself the loss of a potential buyer if I had taken the effort to have a professional examination done.
I also understood how important it was to have a trustworthy and knowledgeable real estate agent on my side. A competent agent might have assisted me in better navigating the situation and would have counseled me to be open and honest about any problems.
I sold my house for less than I was expecting, but I gained important insight. Although selling a house can be a difficult and emotional process, it's important to be open and truthful with prospective purchasers. Being truthful helps to establish a good and trustworthy rapport with potential customers in addition to avoiding any legal problems. As a result, be honest about any problems with your house and work with a trustworthy real estate agent to help you sell.

Daniel Cabrera · Answer

One of the biggest mistakes I made when selling a home was underestimating the importance of understanding and navigating insurance claims, especially with fire-damaged properties. Early in my career, I faced a situation where we assumed insurance would cover most costs, but the reality was different, leading to unexpected out-of-pocket expenses for both the seller and myself.
Through this experience, I learned the vital lesson of guiding clients to file claims as soon as possible and being proactive in assessing what insurance covers. This preparation helps reduce delays and financial surprises. In one case, timely filing and expert negotiation led to a smoother transaction and reduced stress for a seller whose fire-damaged property was quickly sold for cash.
I advise others dealing with fire-damaged properties to partner with professionals who understand the intricacies of insurance and the potential for hidden issues post-reconstruction. This foresight can save money, eliminate endless disruptions, and ensure a more straightforward selling process.

Carl Fanaro · Answer

When selling my third property, I skipped getting a pre-listing inspection because I thought I knew the house well enough. However, the buyer's inspection revealed $12,000 in hidden plumbing issues that almost killed the deal. Now I always invest in a pre-listing inspection. It costs about $400 but helps prevent nasty surprises and gives me time to either fix issues or adjust the price accordingly.

Yancy Forsythe · Answer

One of the biggest mistakes I made when selling a home was accepting an early offer too quickly without properly gauging market interest. The offer seemed fair, and I was eager to close the deal, but I hadn't given the listing enough time to attract multiple buyers. A week later, a stronger offer came in, but I was already under contract.
I learned that patience can lead to better outcomes. If the market is strong, it's often worth allowing a listing to generate more interest before committing to an early offer. Now, I advise sellers to set a timeline for reviewing offers, strategically price their home to attract competition, and ensure they're maximizing their sale potential before accepting a deal.

Sean Grabow · Answer

I learned the hard way that overpricing my first investment property by $40,000 kept it sitting on the market for 4 months, ultimately forcing me to drop the price even lower than my original target. Looking back, I should have listened to the comparative market analysis and priced it right from the start. Those first few weeks of listing are crucial for attracting serious buyers.

Sebastian Jania · Answer

Maintaining composure is the first step in managing several bids on your house. It's easy to become engrossed in the thrill or anxiety of the moment, but maintaining composure is essential. Examine each offer thoroughly, taking into account its specific terms and conditions.
Prioritizing the conditions of the offer over the price was one strategy that I found to be effective. The price is crucial, of course, but occasionally a lower offer could contain better terms that will end up helping you in the long run. An all-cash offer, for instance, can appear alluring, but if it has a tight closing date, it might lead to additional stress and other obstacles. However, if you have a longer closing date and a somewhat lower offer, you may have more time to find a new house and the transfer will go more smoothly.
A bidding war is another useful strategy. Setting a deadline for all offers and then informing all prospective purchasers of the other offers received can accomplish this. This increases competition and urgency, which could raise the price and give you more negotiating power.
In the process of negotiating, communication is essential. Communicate openly and truthfully with all prospective buyers and their agents. Share your expectations with them and let them know if you have received more than one offer. By doing this, lowball offers may be weeded out and serious buyers who are prepared to make a competitive offer may be drawn in.
Never be afraid to negotiate terms and reject proposals. You are entitled to the best possible offer because this is your house. Do not, however, play hardball and turn off any prospective customers. All parties to the negotiating process should have a positive working relationship.
It's crucial to trust your instincts and accept the deal that seems the best to you. Avoid losing sight of your wants and ambitions as you become engrossed in the chaos. You can succeed and effectively close the sale of your house by carefully weighing all bids and negotiating your position.

Jessica Wright · Answer

The biggest mistake I made when selling my home was trying to save money by taking my own listing photos. I used my smartphone camera, thinking the pictures looked good enough, but potential buyers weren't impressed. Weeks went by with minimal interest despite being in a hot market. The difference was striking when my agent finally convinced me to hire a professional photographer. The pro used wide-angle lenses, proper lighting, and editing techniques that made my spaces look larger, brighter, and more appealing. Within days of updating the listing with professional photos, we had multiple showings scheduled and received our first offer.
I learned that first impressions truly matter in real estate; most buyers decide whether to view a property based solely on online photos. The few hundred dollars I "saved" initially cost me thousands in carrying costs and a lower final sale price due to the extended time on market. Professional photography is an investment that pays for itself many times over by attracting more buyers and creating the competitive environment needed to drive up your sale price.

Joseph Commisso · Answer

One of the biggest mistakes I made when selling a home was accepting the first offer too quickly without exploring other options. I was eager to close the deal and didn't take the time to see if better offers would come in. Later, I realized I could have gotten a higher price if I had been more patient and created more competition among buyers.
From this experience, I learned that it's important to market the property properly, get multiple offers, and negotiate wisely. My advice to others: Don't rush--take the time to weigh your options and make sure you're getting the best deal possible.

Faiza Ahmed · Answer

One of the biggest mistakes I made early in my real estate career was assuming that pricing a home slightly higher would leave more room for negotiation. I thought buyers would naturally negotiate down, but instead, the listing sat on the market longer than expected, making potential buyers wonder if something was wrong with the property. The longer a home stays on the market, the less desirable it looks, and I quickly learned that overpricing can actually hurt a sale rather than help it.
Now, I always stress the importance of pricing a home right from the start. I use market data, comparable sales, and buyer trends to set a competitive price that attracts attention immediately. A well-priced home generates more interest, multiple offers, and often sells for more than an overpriced listing that lingers. So, if you're selling, work closely with a realtor who knows the market inside out—it makes all the difference!
Let me know if you'll feature my submission—I'd love to read the final article!

Robin Cherian · Answer

As a real estate business owner surrounded by industry veterans, I have the advantage of avoiding common mistakes. However, there's one mistake I frequently see sellers make: overpricing their properties.
Many sellers either severely overestimate their property's value or assume they can start with a high price and lower it later during negotiations or if it doesn't sell. Unfortunately, that's not how it works.
You should always aim to price your property to sell. Overpricing often leads to little to no offers, and by the time you adjust, it may be too late. A property sitting on the market too long can create the impression that something is wrong with it, making it even harder to sell.
To avoid this, get your property properly appraised, research the neighborhood and comparable properties, and work with a realtor to ensure it gets the attention it deserves.

20 Common Home Seller Mistakes To Avoid

Table of Contents

20 Common Home Seller Mistakes To Avoid

Avoid Pricing Based on Emotion

Use Storytelling to Attract Buyers

Listen to Market Realities

Invest in Professional Photos and Staging

Don’t Hesitate on Strong Offers

Always Use Professional Photography

Price Distressed Properties Correctly

Be Patient with Early Offers

Research Market Before Listing

Declutter and Stage Before Listing

Be Honest About Property Condition

Understand Insurance for Fire-Damaged Properties

Invest in Pre-Listing Inspections

Gauge Market Interest Before Accepting Offers

Price Properties Correctly from the Start

Stay Calm During Multiple Offers

Hire Professional Photographers

Explore Multiple Offers

Avoid Overpricing to Attract Buyers

Price Property to Sell

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