Let’s be real. When you’re getting ready to sell your house, it’s tempting to shoot for the stars with your asking price. I mean, why not list high and “see what happens,” right?
Here’s the thing: that strategy doesn’t work in today’s Lee’s Summit market. It’s one of the fastest ways to end up with zero offers, price cuts, and a whole lot of frustration.
Currently, roughly one in five sellers is lowering their price because they initially set it too high. It’s not just bad luck; it’s bad pricing.
Let’s talk about what’s happening and how you can avoid becoming another price-cut statistic.
Price Cuts Are Back—and That’s a Warning Sign
According to the latest national data, the number of listings with price cuts has surged back to pre-2020 levels. In May 2025 alone, over 372,000 listings saw price reductions. That’s a loud-and-clear message from the market: buyers aren’t biting on overpriced homes.
And yes, this applies to us here in Lee’s Summit. Our inventory has grown. Buyers have choices again. And they’re savvy. They’ll scroll right past a home that feels overpriced.
So, Why Are Homes Still Getting Overpriced?
It usually comes down to three things:
1. Not Paying Attention to the Current Market
Inventory has increased in Lee’s Summit, which means buyers are more selective and have greater leverage. That cute house down the street might be competing with yours, and if it’s priced better, it’s going to win.
2. Pricing Based on What You Want to Make
It’s super common (and understandable) for sellers to think:
“I need $450,000 out of this sale, so let’s list it at $475K and see what happens.”
But the market doesn’t care about your next mortgage, your kid’s tuition, or what you “have in it.” Harsh? Maybe. But true. Pricing must reflect what buyers are willing to pay at this moment.
3. Leaving Room to Negotiate
This one gets a lot of folks. They price high, thinking it gives them wiggle room, but all it does is scare buyers off before the conversation even starts. If buyers feel that your price is inflated, many won’t bother negotiating; instead, they’ll move on.
Here’s How to Price It Right (Without Guesswork)
The good news? You don’t have to play the pricing guessing game alone. When you work with an experienced local agent (👋 hi, that’s me), you get a strategy that’s backed by real data, not vibes or wishful thinking.
I’ll help you price your Lee’s Summit home based on:
- Recent sold prices in your neighborhood (not just active listings)
- The condition and upgrades of your home
- The value added by renovations or improvements
- Current buyer demand and how to stay competitive
And let me say this: pricing right doesn’t mean pricing low. It means pricing smart, so you attract strong interest, solid offers, and possibly even a bidding war (yes, those still happen when a home is marketed well and priced correctly).
Final Thought: Overpricing Feels Safe Until It Isn’t
If your home sits on the market too long, you lose momentum, visibility, and buyer interest. Then come the price drops. And unfortunately, those cuts can leave buyers wondering:
“What’s wrong with it?”
Let’s skip that drama, shall we?
Thinking of Selling in Lee’s Summit? Let’s Talk Strategy.
If you want to sell your home quickly and for the best possible price, pricing it right is the first (and most important) move. I will create a custom market analysis for your home and walk you through your options.
Call or text me at 816-328-2887. Let’s get your home sold—without the panic of a price cut.
