Mistakes Sellers Make in Today’s Market (and How to Avoid Them)

If you’re listing in a slower, more selective market, small missteps can cost you weeks and real money. Here are the five mistakes I’m seeing most—and what to do instead.

1) Pricing like it’s still 2021

The mistake: Anchoring to peak-era comps or “testing high” and chasing the market down with reductions.

Fix it: Price at or just below true market value unless you have unique, provable premiums (view, lot, turnkey upgrades). Today’s buyers know the data. A smart initial price creates urgency and protects your net.

2) Accepting contingent offers without real protection

The mistake: Taking “offer contingent on sale of buyer’s home” with too many unknowns.

Fix it: Only consider if the buyer’s home is already in escrow with all contingencies removed and strong proof of funds. Otherwise, you’re tying up your days-on-market and inviting renegotiations mid-escrow.

3) Skipping cross-qualification

The mistake: Trusting a pre-qual letter at face value. Many escrows fail for loan issues.

Fix it: Require cross-qualification with a proven lender before acceptance. If the first lender stumbles, you’ve got a backup that already knows the file.

4) Hiring the cheapest (or least experienced) agent

The mistake: Thinking any agent can sell any house. In a shifting market, experience, negotiation, and contract mastery matter.

Fix it: Interview multiple full-time agents. Ask about strategy, pricing rationale, contingency management, and marketing. Don’t slash compensation for the people driving your outcome over 60–90 days.

5) Underprepping and using weak photos

The mistake: Minimal prep and “phone photos.” Online is the first showing; poor presentation kills traffic.

Fix it: Declutter, deep clean, handle obvious repairs, and stage or “stage-lite.” Hire a pro real-estate photographer and follow a shot list. Your photos must make buyers get in the car.

What to do this week

• Get a data-backed pricing opinion (and be willing to act on it).

• Decide now whether you’ll accept any sale contingencies—and under what terms.

• Line up cross-qualification and inspection vendors before you hit MLS.

• Schedule prep: paint touch-ups, landscaping tidy, lighting fixes, HVAC filter, windows.

• Book professional photography after the prep is finished.