When you put your house on the market, your goal is simple: sell it fast and for top dollar. No one lists their house thinking, “Gee, I hope this sits for months and sells for less than I want.”
But here’s the deal — too many sellers are still pricing like 2021. Spoiler alert: the market has shifted.
Inventory is up, buyers have more options, and sellers who shoot too high are starting to feel it — big time.
The proof? Price cuts are spiking back up to pre-pandemic levels.
According to the latest data from Realtor.com, February 2025 saw more price cuts than any February since 2019.
For those keeping track, 2019 was the last “normal” year before the housing market went full Hunger Games. Translation? The crazy, anything-goes seller’s market is over. We’re back to a more balanced (and honestly healthier) market where buyers have choices — and sellers have to be smart.
Sellers: What This Means for You
You can still sell your home quickly and for a great price — but you have to nail the pricing out of the gate. In fact, according to data from the National Association of Realtors (NAR) shows that the longer a house sits on the market, the less it’ll sell for.
Here’s why:
- Overpricing leads to price cuts. And once you start cutting, it’s a slippery slope.
- Price cuts cost you real money. Remember, according to NAR data, homes that sell within the first four weeks usually sell for 100% of the asking price.
- But wait too long? Here is the math on a $400,000 home for sale.
- 5–8 weeks on the market = sell for about 98% of the asking price (an $8,000 cut).
- 9–16 weeks = about 96% (losing $16,000).
- 17+ weeks = just 94% (say goodbye to $24,000).
And trust me, it feels way worse to watch $8K—$24K evaporate because of a bad pricing decision than to strategically price right from day one.
Think about it:
Would you rather price smart and pocket your full $400,000? Or “test the market” and end up selling for $376,000 a few months later?
How the Right Agent Saves You from Expensive Mistakes
A great agent isn’t just tossing out a number because it sounds good. Here’s what they’re doing behind the scenes to protect your wallet:
- Studying recent sales (not list prices — what homes actually sold for).
- Tracking local market trends — because your house’s value isn’t about what you want, it’s about what buyers are willing to pay right now.
- Crafting a pricing strategy that attracts real, serious buyers — fast.
Sometimes, the smartest move is pricing slightly below market value to create a feeding frenzy. And yes, it often results in multiple offers that push your final sale price over asking.
It’s not about “leaving money on the table.” It’s about getting the best offer before your listing goes stale.
Why Overpricing Almost Always Backfires
Some sellers still want to “start high and see what happens.” Let’s be real: it usually doesn’t end well.
Here’s what actually happens when you overprice:
- Buyers skip right over your listing. Budget-conscious buyers know when a house is overpriced, so they don’t even bother scheduling a showing.
- Your home sits. The longer it sits, the more people wonder what’s wrong with it. It gets that awkward “Why hasn’t it sold yet?“ stigma.
- You end up chasing the market—price drop…after price drop…after price drop. And you’ll likely sell for less than if you had priced right from the start.
Buyers: What This Means for You
If you’re a buyer, here’s your green light:
You have more leverage now than you’ve had in years.
- More homes to choose from? Check.
- Sellers who may need to be more flexible? Also, check.
- Ability to negotiate? Very likely.
But a heads-up:
The best homes (the ones priced right and staged well) are still selling quickly. So if you find one you love that’s reasonably priced, don’t wait too long thinking every seller will slash their price — that strategy might cost you the home you want.
Bottom Line
The longer a house sits, the less it sells for. It’s that simple — and the numbers back it up. If you’re thinking about selling, pricing it right from the start isn’t just a good idea—it’s a financial must.
Don’t gamble with your biggest investment. Let’s set you up for a fast, profitable sale with a strategy based on data, not guesswork.
Are you ready to talk about how to get it done? Call or text me at 816-328-2887, and let’s build your winning plan.
