The idea sounds logical: list a little high and leave room to negotiate. In today’s market, that strategy can backfire.
Buyers see the price before they see almost anything else. If your home is noticeably above competing properties, many buyers do not negotiate. They simply move on. That means fewer showings during the period when a new listing usually gets the most attention.
Then the home sits. Days on market accumulate. Eventually you reduce the price, but now buyers may wonder why it has not sold. With 28.3% of DFW listings already carrying a price cut in July, this is not a theoretical problem.
My seller strategy: Price against what buyers can choose today. I look at active competition, pending homes, recent sales, condition, upgrades and the specific buyer pool for your price range. The goal is not to be the cheapest house. It is to make the value clear enough that the right buyer feels urgency instead of uncertainty. |
Getting the price right from day one protects your strongest marketing window and can reduce the risk of chasing the market downward later.
