When you put your home on the market, the goal is simple: sell quickly and for top dollar. But in today’s shifting real estate landscape, that goal can be missed if your asking price isn’t rooted in current market reality.
Too many sellers are still pricing as if it’s 2021. But times have changed – and the proof is in the numbers.
Price Cuts Are on the Rise – But They Don’t Have to Be
Take a look at this first chart from Realtor.com. It shows the number of listings with price cuts in February of each year. The takeaway? We’ve returned to what’s considered a more “normal” market – and sellers who overreach are seeing the consequences.
2025 saw over 262,000 price cuts in February alone – the highest since 2019. That tells us sellers are listing high, missing the mark, and being forced to drop their prices. The truth is, that backpedal often leads to lower offers than if the home had been priced right from the start.
This Isn’t the Market of Yesterday
You may have heard what your neighbor got during the peak of the pandemic market – but that doesn’t mean your home will pull the same number today. Inventory has grown, buyer behavior has shifted, and overpricing is no longer a strategy – it’s a liability.
And here’s where the data drives it home even more.
The Longer a Home Sits, the Less It Sells For
According to NAR, homes that sell within the first 4 weeks usually go for 100% of asking price. But once a home lingers on the market, that percentage starts to fall – to 98%, then 96%, then 94%. That’s a clear trend: time on market erodes your leverage.
How to Nail the Right Price (and Attract Real Buyers)
This is where an experienced agent makes all the difference. I don’t just pick a number – I study:
· Recent sold data for similar homes in your neighborhood
· Buyer activity in your area
· Local market trends that impact value
Sometimes, I even recommend pricing slightly below market value to spark a bidding war – a strategy that can actually drive the price above asking.
Overpricing Backfires – Every Time
Here’s what often happens when a seller insists on listing high “just to see what happens”:
· Buyers skip the listing entirely – thinking it’s overpriced and not worth their time.
· It sits on the market – and once it does, buyers start asking: “What’s wrong with it?”
· You end up reducing – and often settling for less than if you’d priced it right to begin with.
Bottom Line
You have one shot to make a strong first impression. Listing too high puts you on the defensive. Listing smart gives you leverage.
If you're thinking about selling and want a strategy that attracts attention and serious offers, let’s connect. I’ll help you price it right the first time – so you can move forward with confidence.
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Annie Rocks
Founder, Rocks Realty
Serving Odessa · Downtown St. Pete · Surrounding Areas
