When you put your home on the market, your goal is simple: sell quickly and for top dollar. But in today’s shifting market, many sellers are missing the mark by pricing too high. As inventory grows, buyer behavior has changed—meaning overpriced homes are sitting longer and seeing more price cuts than necessary. This is why smart pricing sells homes faster.
At Top Shelf, we’re seeing this firsthand. According to Realtor.com, February saw the highest number of price cuts for that month since 2019—a telling sign that expectations aren’t always aligning with the current market. And since 2019 was the last “normal” pre-pandemic market, it’s clear we’re returning to a more traditional real estate climate.
Here’s what we know from experience:
Homes priced correctly—at or slightly below market value—tend to sell within the first four weeks and often for full asking price, or even higher if multiple buyers compete. But when a home is overpriced, buyer interest fades fast. After that first month, you’re more likely to reduce the price just to regain attention, often resulting in lower final offers than if the home had been priced right from the beginning.
Why Pricing High Can Cost You
The last thing any seller wants is to overprice, wait, and then chase the market down with price drops. That strategy not only risks losing momentum, but can ultimately cost you money. In today’s market, where buyers are more price-sensitive, setting the right price out of the gate is more important than ever.
Let’s be real: this isn’t the wild seller’s market of a few years ago. You might not get what your neighbor did during the peak of the pandemic boom—and that’s okay. The key is adjusting your expectations and trusting your real estate professional to guide you.
How Top Shelf Helps You Get the Price Right
At Top Shelf, we don’t guess—we strategize. Our team uses up-to-date data, recent comparable sales, and a deep understanding of local trends to price your home accurately for today’s market. Here’s how we do it:
- Analyze Recent Sales: We look at what comparable homes in your area have actually sold for—not just their listing prices.
- Understand Buyer Behavior: We stay on top of market trends to know what buyers are looking for and what they’re willing to pay.
- Craft a Smart Strategy: In some cases, we may recommend pricing slightly below market value to generate more interest and potentially spark a bidding war.
Don’t Let Overpricing Backfire
Some sellers still want to “test the waters” with a high asking price, hoping they’ll either get it or leave room to negotiate. But this tactic often backfires. Buyers today are savvy—and if a home seems overpriced, they might not even bother to look at it. The longer it sits, the more it looks like something’s wrong, and that can lead to deeper price cuts later.
Bottom Line
If you want to sell your home quickly and for the best possible price, pricing it right from the start is crucial. Avoid the stress of price cuts and missed opportunities by working with a team that knows the market inside and out. Connect with Top Shelf today—we’re ready to help you build a winning pricing strategy that gets your home sold.