The Costly Mistake Home Sellers Make in Today's Market

Added: 2026-06-01

[00:00:00]In this video, I'm going to go through how in depth I go to find the right price for a property and how I communicate it.

[00:00:11]The seller is a seller that wants to sell in this market, so that's a big difference right there. She's not going, "Well, let's try 799."

[00:00:21]No.

[00:00:22]Let's position ourselves to be the best price in the marketplace for a reasonably timed sale. That's the difference. We're not giving it away.

[00:00:32]That's not the strategy. Strategy is finding the right price, digging deep into the right price, and narrowing it down based on a recent sold. And this property there wasn't really much comparable in a sense, but there was one or two that were pretty good close by that I would say, "Hey, that's where we need to be in this price point." And all the listings that I've sent that have sold all have massive history, okay? On both the sold side and the active side. So, they were in price discovery mode. Let's try this.

[00:01:10]This is not a trying market, okay? It's not. This is a market where buyers will go after properties that are best priced for them. They're not looking at overpriced Get that out of the way. They're not.

[00:01:23]Maybe the first couple days they'll go look at it as a comparable to one of their better properties that they're looking at. But they'll never jump on it. So, leave a comment. Uh I always love comments. So, I know there's lots of inventory out there, a lot of people struggling to sell their properties because it's all price sensitivity today. Hi Michelle, I'm going to send you over a few things in the next 60 minutes. I'm going to send you over the April stats video. Have a glance at it. But I'm also going to send you over more up-to-date numbers. That 7-day ranges we as we discussed has currently has 157 listings.

[00:02:00]Last month I think they had 159 off a couple. Give or take.

[00:02:06]A tight tight range. It is in my books one of the toughest ranges to sell in today due to the amount of inventory.

[00:02:14]We're seeing about 24% of the inventory turning over in that range. So 76% is a selling. But I'm going to go deeper. I want to go between 7 and 725.

[00:02:27]There is currently 21 listings. Okay, I'm going to glance through them. I'm going to pull some histories and uh kind of see what's going on with pricing, what is selling. So stay tuned.

[00:02:40]And I will send you that over momentarily. Michelle, in the first email I'm going to send over, I broke it down between 7 and 725.

[00:02:48]There's currently 21 listings in the community. I want you to pay close attention to Dobson and Carroll. Even though Dobson's more closer to your area, Carroll's in the Allendale area.

[00:02:59]Not finding any active listings in your general area, but I kind of want they kind of fit in that price range. Okay, so I want to pay close attention to that.

[00:03:08]Out of the 21 listings, six only are new listings. And what do I mean by that? Is there's no history. Meaning that we started at 799 and we reduced. Out of the other 15, there was history. So they started off high and gradually reduced throughout the way.

[00:03:27]Some listings are 3 to 4 months, some are 60 days. So pricing is everything, okay? That's normal to see that. Uh I wasn't surprised by those numbers whatsoever.

[00:03:39]But when you zone in those listings I talk about, pricing it properly is critical.

[00:03:44]Then I will send you more information.

[00:03:46]Michelle, on the list of sold in the area, I went back 30 days. You're going to get that email and you're going to see couple again go through some. I'm not going to go through them all in a sense. I'm narrowing it down to close to your area as as I can see.

[00:04:03]One on 229 Deborah Way, Paints Wick North.

[00:04:08]Side split 749 sold for 710. Take a look at that one for sure.

[00:04:12]As I mentioned the one on Balmoral, again little further up in Annes Shore 50 to sold for 740. Again not a comparable but just keeping you educated on what's going on in that 7 to 750 range and 8 range. Excuse me.

[00:04:30]Um >> [clears throat] >> most have a lot of history on there so price discovery mode. Let's try this price is high and then you know, it lose a lot of time so pricing is really important. I definitely would definitely you know, low sevens to to I think to get this to get some attention and hope to end up on your number that you want.

[00:04:51]But I think that 725 is definitely too high. Deborah Way showed okay, you know, it for 710 I think there was some good value in that.

[00:04:59]You have a good area.

[00:05:01]Some of these ones on Hurst example was one of Hurst that sold for 725.

[00:05:06]It took months to sell based on the history. Shows way better not a true comparable but when we're looking at a price point comparable, it kind of fits in. Busy busy busy street though. So I think we have to get the right price and it's critical. So maybe let's touch base later today on it and then before I get up listing documents etc. Any questions I just want you to call me. So I think we have enough information and go through the listings and yeah, we'll talk today.