In 2026, Overpricing is the biggest mistake sellers make.
It’s the FSBO perspective of hiring a Realtor.

When you overprice in this competitive market you accomplish several things…
None of which result in selling your house.

Even 5% overpricing market value causes your property to be overlooked and ultimately end up selling for far less than had you priced it correctly from the beginning.


Sounds dramatic? Well it is.
Let me explain.

New Listings

When a house first comes on the Market, every site, every IDX indexer, and MLS prioritize the “New Listing”. But after 30 days the “newness” wears off and it falls further down the list. Once you’re buried in search results, the hunt is over.

Buyer Psychology

Buyers start to wonder what’s wrong with the property.

“What’s wrong with the house”, “Clearly they’re overpriced because it would have sold already”,
“They must be desperate by now”,
“Let’s see if they’ll take an offer $20k below”.

The longer your house sits on the market, the weaker your negotiation position becomes. Lowball offers, and extreme repair requests are often the result of “testing the market”.

Above List Price Sales

On average homes that sell with in the first 10 days, sell above list price.

Homes that sell after 60 days average about 10% below list price. That’s an incredible swing that doesn’t account for repair negotiations, or the added cost of holding the property for that additional amount of time.

Your opening list price should be your best price. Without extreme measures, you never get a second chance to be a “New Listing”.

Inventory is up across the board. Buyers have options.

Buyers are not offering as soon as a property hits the MLS anymore.

In DFW prices have dropped 3.4% over the past year, and many forecast another 2-3% off that as well.

Overpricing is a Seller Disservice

I recently went on a listing appointment where, I literally took the Seller to a neighboring house with a similar floor plan in the exact same neighborhood.

The neighboring property was asking $60k less than where she wanted to start.

She still wanted to move forward with her opening asking price. In good conscience I cannot take a listing like that.

Telling the Seller the home will Sell, knowing it never will.

I could spend $100k marketing and advertising, hosting open houses each weekend… Every person on the planet would know her house is available for sale.

Would that incite a buyer to offer $60k over when compared to the neighboring property?

Why Work with Andrea at Spencer TX Real Estate?

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