The Temptation: “Let’s Start High & See What Happens"

Overpricing Your Home is the Fastest Way to Scare Off Buyers (and Your Bottom Line).

Picture this: you’re sitting at the kitchen table, staring at your freshly signed listing paperwork. You know your neighbor sold their place for $500,000 last year, but your house is way nicer, right? So you say, “Let’s list it at $550,000—someone will pay it!”

And then? Crickets.

Overpricing your home is a little like showing up to a first date bragging about how amazing you are. Sure, confidence is great—but push it too far and people are already inching toward the exit.

Let’s break down why pricing too high in today’s market can cost you more than just bruised ego.

The Market Reality Check

The housing frenzy of 2020–2022 is over. Buyers aren’t throwing cash like confetti anymore, and inventory is creeping up in most areas. Here’s what’s happening right now:

• The median existing U.S. home price hovers around $422,400—up slightly year over year but not spiking like it once did.

• Time on market matters: homes priced right are still moving quickly, while overpriced ones sit…and sit.

• Buyers are choosier: with more homes to look at, they’re skipping right past overpriced listings.

  
  

Translation? The market is still strong, but it rewards realistic pricing—not wishful thinking.

What Really Happens When You Overprice

1. Buyers Swipe Left Immediately If your house is $25k higher than every other similar home, most buyers won’t even bother to tour it.

2. The “What’s Wrong With It?” Effect A stale listing raises eyebrows. Once a house sits too long, buyers assume there’s a hidden problem—even if the only issue was the sticker shock.

3. Price Cuts Kill Momentum Sure, you can lower the price later. But when buyers see repeated reductions, it signals desperation and invites lowball offers.

4. Appraisal Trouble Even if you land a buyer, lenders won’t finance a home above appraised value. You’ll either have to drop the price or watch the deal fall apart.

5. Carrying Costs Add Up Every extra month you’re holding the property = more mortgage, utilities, taxes, and stress.

   
   

So instead of pocketing more, you might end up netting less than if you’d priced it right to begin with.

Smarter Pricing Strategies

Alright, enough doom and gloom—let’s talk solutions. Here’s how to play it smart:

• Lean on the comps: Look at what similar homes in your neighborhood actually sold for in the last 3–6 months. Not just the list price—the final number.

• Price to attract, not repel: Sometimes pricing just under a round number ($499,900 vs $500,000) can bring in more buyers.

• Consider pricing slightly under market: Counterintuitive, I know. But a well-priced home often sparks multiple offers and can sell for more than if you’d listed high.

• Stay nimble: If showings are slow or feedback points to price, don’t wait months. Adjust quickly and strategically.

• Stage + market it right: Great photos, clean staging, and a strong marketing plan amplify the value of any price point.

  
  

The Bottom Line

In real estate, first impressions matter. A house that’s priced right shines like the star of the open house. A house that’s overpriced? It’s the one everyone walks past to get to the next showing.

So, if your goal is to sell quickly, for top dollar, and with the least stress then skip the “let’s test the waters” pricing game. Today’s buyers are too savvy for that. Smart pricing isn’t about leaving money on the table, it’s about setting the stage for multiple offers, faster closings, and ultimately more in your pocket.

And hey, if you’re still wondering what your home should actually be listed for in Southwest Washington or Oregon, that’s where I come in. Let’s chat, I’ll give you the no-fluff, market-backed truth.