Why To Not Overprice Your Home

The First Month (Days 1-30): Your property is largely invisible. Buyers, guided by their agents and online filters, often dismiss it as an unrealistic or out-of-touch listing and never schedule a viewing.

The Second Month (Days 31-60): The property begins to attract a trickle of visitors, but they arrive with skepticism. The primary question in their minds is, "If this house is so great, why has it been on the market for over a month?" They start looking for a hidden catch.

The Third Month (Days 61-90): Your home now has a reputation. It has become the cautionary tale that agents use to sell other properties. They'll say, "You think this one is priced well? Let me show you this other place on Dewey Street that's been sitting for three months—now that's overpriced."

After 90 Days: The listing is now highly stigmatized. Even after you implement a significant price drop, buyers are wary. The lengthy market time makes them suspect there are major, undisclosed issues you are desperately trying to conceal.

Ultimately, the more time your house spends on the market, the less negotiating power you have.

Consider the alternative—the home that was priced accurately from day one:

It likely received competing bids within its first week. By the second week, it was probably under contract for over the initial list price.

The seller who insisted on "leaving room to negotiate" is now stuck making excuses about a "slowing market," while their neighbors who priced correctly have already moved.

The real estate market has a permanent record.

Every day that passes is tracked. Every price reduction is public information. Your initial inflexibility on price becomes a historical data point that gives buyers leverage to use directly against you.