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Things Sellers & Buyers Do That Make No Sense (And What To Do Instead)
I’ve been in this business a long time, and some requests still make me go, “Wait… what?” If you’re selling your home—or buying—here are the most common head-scratchers I see, why they don’t work, and what to do instead.
1) “Please remove all photos and videos from the internet.”
Once your listing hits the MLS, it syndicates everywhere. Those images live online—often indefinitely. Even if we pull assets from MLS, older versions may still surface. Some MLSs also require photos to remain for valuation and appraisal verification.
What to do instead:
If this is critical, write it into the contract that photos/videos will be removed from MLS (understand it won’t erase the web).
Prioritize security with cameras and practical precautions.
2) Expecting the agent to hand over paid reports after canceling
I once invested heavily for a listing (staging, inspections, appraisal, handyman) and the seller canceled—then asked me for the appraisal I’d paid for. That’s not how this works.
What to do instead (for everyone):
Treat commitments fairly. If your agent fronted costs, respect that investment.
Agents: create clear agreements about who owns third-party reports and what happens if a listing cancels.
3) Ignoring a great first offer
The best price your home commands is often day one. Early urgency fades, days on market climb, and buyers start wondering what’s wrong.
What to do instead:
If a strong offer arrives quickly, evaluate it seriously. Don’t “wait for more” without data to support that strategy.
4) Keeping old, above-ground spas in place
Aging, faded, above-ground units (and their covers) can read as clutter or maintenance. Most buyers don’t want them.
What to do instead:
Remove and store—or better yet, dispose—before listing. If you love it, plan to take it with you.
5) Refusing showings because they’re inconvenient
If you’re selling, showings are your full-time job for a short season. Saying “next week works better” to qualified buyers kills momentum.
What to do instead:
Be flexible. Pre-qualify visitors, then make the appointment happen.
6) Pushing for long escrows “to find something”
Time is not your friend. Long timelines increase risk (financing shifts, buyer fatigue, market movement). Turning down a great offer to hold out for 90 days often backfires.
What to do instead:
Embrace the “I can” mindset. Move quickly when you get the deal you want.
7) Range pricing (e.g., “$800k–$850k”)
It confuses buyers. People anchor to the lower number anyway.
What to do instead:
Pick a price with confidence and let the market respond.
8) 2022 sellers vs. 2008 buyers
Sellers expecting multiple-offer fireworks; buyers expecting a crash and lowball steals. That gap stalls deals and raises inventory.
What to do instead:
Meet in the middle. Sellers: be realistic. Buyers: don’t lowball everything. Work the deal, not the fantasy.
9) Dressing unprofessionally at showings/listing appointments
Presentation matters. If your agent looks like a guest instead of the professional, that’s a signal.
What to do instead:
Sellers: consider attire a data point in your hiring decision.
Agents: simple, consistent, professional wardrobe wins.
10) Writing contingent offers on the sale of your home (again and again)
In competitive situations, contingent offers lose—repeatedly. Sellers who accept them are often very motivated (and not always the homes you truly want).
What to do instead:
List your current home (you can make it contingent on finding a replacement).
Structure your purchase to be non-contingent on your sale if you want to win desirable homes.
Final thought
Selling and buying goes smoother when everyone is clear, responsive, and realistic. Take good offers seriously, make your home easy to show, streamline timelines, and keep the emotion out of the parts that need business-level decisions.
