Most sellers come into the market with one number in mind. And it’s often the one that costs them the most. That’s their asking price. 

A survey from Realtor.com shows about 8 in 10 (80%) of sellers expect to sell at or above their asking price today. But here’s where things get interesting.

In reality, only about 4 out of every 10 (roughly 40%) actually do.

That’s a big gap. And it’s where a lot of sellers get caught off guard. So, why the disconnect? And how can you set yourself up to be one of the 4 in 10 that get top dollar? 

Let’s break it down.

What Should You Really Expect To Get for Your House? 

That 40% may sound low at first, but it’s not.

If you look back to the last typical year for the housing market (2019), what we’re really seeing is a return to what’s normal (see chart below). If anything, slightly more homeowners are able to sell above list price today compared to 2019:

It only feels low because the past few years were anything but typical. Between 2020 and mid-2022, buyer demand was sky-high and the number of homes for sale was at record lows. Almost everything sold over asking. 

Now, the market has shifted.

There are more homes for sale. Buyers have more options. And that means they’re more selective about how they spend their money.

In other words, the rules have changed – and pricing like it’s still 2021 is where sellers run into trouble. You have to meet the market where it is if you really want to cash in big.

What Happens When a Home Is Priced Too High

Here’s the reality. It’s easy to think pricing high gives you room to negotiate. But it usually does the opposite.

When your home is priced above what buyers expect, in this market, they don’t negotiate. They move on.

Because buyers notice price first. And if your home doesn’t line up with similar options in your area, it may not even get a showing. And that’s when things start to snowball:

• A high price gets less interest from buyers.

• Less interest means fewer offers.

• And fewer offers usually means more time on the market.

Take a look at this table from the Indiana Association of Realtors. While this data is from one state, the general trend is going to hold true across many markets in the country. It shows that homes listed at or under market value sell fast. But homes priced high? They linger. And that delay comes at a very real cost.

The Price Cut Trap (And How To Avoid It)

When a home sits that long without offers, a lot of sellers will do a price reduction. According to Realtor.com, 16.7% of sellers are going that route today.

But here’s the real problem. Even a price cut doesn’t guarantee a sale.

In fact, some buyers will see a reduction as a sign something’s wrong with the house – even when nothing is.

That’s why data from the National Association of Realtors (NAR) shows the longer a home sits, the bigger that price cut tends to be to attract buyers back:

So, what starts as a strategy to “leave room” for negotiate can end up costing you more in the long run.

Why Pricing Right from Day One Matters

Even though listing at or even just shy of market value may sound counter intuitive if you’re looking to get as much money for your house as possible, a lot of the time it really is the best strategy.

Because the goal isn’t just to list your house to see what price sticks. It’s to price it in a way that creates demand from day one.

NAR puts it best:

“While some sellers are pricing their homes higher than ever, a more ‘goldilocks’ frame of mind is a better approach to avoid price cuts and lingering time on the market.”

In other words, there’s a sweet spot. Too high, and buyers disappear. Too low, and they question the value.

But right in the middle? That’s where the magic happens.

And that’s where the right agent comes in.

They help you understand what buyers are actually paying right now, how your home compares, and how to price it so it stands out immediately. And in today’s market, that strategy is the difference between:

1. Listing high, watching it sit, and selling for less later.

2. Or, pricing it right, creating competition, and putting yourself in a position to win from the start.

Bottom Line

A lot of homeowners think they can list high now and negotiate later, but that’s a mistake that costs them. And it’s the reason only 4 out of every 10 sellers are getting their asking price or more.

If you want to be in that group, it starts with getting the price right from day one.

Connect with a local agent to make sure you are.

Selling your house this season? You’ve probably heard you should stage it before it hits the market. But what does that really mean – and is it worth the effort?

The short answer is “yes,” especially right now.

With more houses for sale this year, you’re likely wondering how to make the most money possible without your house sitting on the market. The answer is staging. It can help your house stand out, bring in stronger offers, and sell faster. As Nadia Evangelou, Principal Economist at the National Association of Realtors (NAR), puts it:

“Staging matters. Preparing the home to be ‘buyer-ready’ attracts more buyers, especially now that inventory has increased.”

Here’s what staging actually involves and what it could do for your sale.

What Is Home Staging?

Home staging is the process of preparing your house, so it appeals to as many buyers as possible. That usually means decluttering, deep cleaning, rearranging furniture, and adding simple touches that help each room feel bright, open, and welcoming.

The goal is to help buyers fall in love with the space and picture themselves living there, which makes them more likely to make an offer.

Why Staging Is Worth the Effort

Staged houses tend to perform better on almost every metric that matters when you sell. According to Redfin, staged homes have been shown to sell up to 73% faster than unstaged homes. And they often close in under a month, compared to anywhere from two to three months for vacant ones.

There’s also a strong return on the money you spend.

The Home Staging Institute says mid-level staging can deliver a 350% return on investment. On a $400k home, that turns the typical $4k cost into roughly $18k in added value when you sell (see graph below):

By that estimate, that’s an extra potential profit of about $14k – a meaningful boost when you’re trying to maximize what you walk away with at closing.

Your Staging Options

And just in case you’re seeing that $4k upfront investment above and thinking, “I’m not going to spend that,” here’s what you should know.

Staging doesn’t always have to mean hiring a full crew or filling your house with rented furniture. There are a few different paths you can take, depending on your budget and timeline. So, you could spend a lot less and still get a good return. 

Here are a few options:

• Professional staging. A stager handles everything from layout to décor, often bringing in their own inventory. According to the Home Staging Institute, costs typically range from $500 to $5k or more, depending on the size of your house.
• Virtual staging. Digital furniture and styling are added to your listing photos, which can be a budget-friendly option for vacant houses.
• DIY staging. If your budget is tight and your home only needs minor updates, decluttering, deep cleaning, and arranging furniture for flow can still make a real difference.

Your agent can help you figure out which approach fits your house, your market, and your goals.

Agents see what buyers respond to in open houses and showings every week, so they can give you specific, personalized recommendations on what’s worth your time and money (and what isn’t).

That way you can get the most bang for your buck – no matter your budget.

Bottom Line

With more homes for sale right now, making a strong first impression matters. Staging can help your house sell faster and for more – and there’s an option for almost every budget.

If you’re getting ready to list, connect with a local real estate agent to talk through what level of staging makes the most sense for your house.

When you put your house on the market, you don’t just want it to sell. You want it to sell fast. But the thing is, nationally, it’s taking a little longer to sell lately. And that slowdown can feel frustrating if you want a fast process. Here’s what you need to realize.

In every market right now, there’s one clear exception:

Well-priced, well-presented homes are still selling, and it’s often faster than you’d expect.

If you can tap into that, you can still set yourself up to move quickly, too. Here’s how to get it done.

How Long It Takes To Sell Today

According to Realtor.com, homes are selling in about 52 days right now. That’s how long the process takes from the day it hits the market until closing day.

And while that may sound slow to you, it’s not slow. It’s normal.

That’s because it’s pretty much right in line with what it was during the last normal years in the market (see 2018-2019 in the graph below):

It just feels slow when you’re eager to move – or when you think back a few years to when homes seemed to sell almost instantly.

But here’s what matters most. The market is normalizing. Not at a standstill.

This is the norm for timing from start to finish. You may have an accepted offer in hand even faster than this.

Markets Where Homes Still Sell Quickly, Even Now

Zillow says the typical home will go “pending” or “under contract” in 19 days. Some homes even see it happen in as little as 7 days. It just depends on where you are – and how you prep your house.

So, don’t let the slowing pace of sales stress you out. Homes can still sell fast, if they’re positioned right.

Just to show you, here’s a quick look at some of the markets that are moving faster than the norm, according to Zillow (see map below). This’ll show you how different it can be based on where you live.

The key things you need to remember when looking at this visual:

• It varies a lot based on where you live. Within the same state, individual neighborhoods or pockets may sell much faster than the norm.
• Even in slower moving states, you can still sell quickly. As the map shows, in those places there are still homes that go under contract in as little as a week.

So don’t worry about if your state made either list. As Orphe Divounguy, Senior Economist at Zillow, says:

“The cream of the crop is still selling fast, even in markets that have slowed considerably. . .”

The Big Reasons Some Homes Sit, and Some Sell Fast

And here’s the big secret. While location can definitely play a role, it’s not just about location. It’s about strategy.

Today’s buyers are paying attention to condition. They’re comparing photos, upgrades, layout, location, and price. And they’re choosing homes that feel move-in ready and well worth the value.

The homes that check those boxes? They’re not sitting for long – no matter where they are.

As the Wall Street Journal (WSJ) explains:

“. . . some homes are still flying off the shelves. These houses are often in the Midwest or Northeast, where the lack of new construction keeps a lid on supply. Certain homes in other markets are selling quickly, too, often when a home is move-in ready.”

Because in any market – hot or not – if a home is overpriced, needs too much work, or just doesn’t meet current buyer expectations, it’s not going to sell. 

In this market, the sellers who win are the ones who get real about their house. They’re honest about how their home compares to other listings, realistic about price, and they work with an agent who truly understands today’s market and what it takes to sell.

When your agent knows how to price strategically, spotlight the strengths of your home, and move quickly when the market gives clear signals, that’s when the results follow.

Bottom Line

Today’s housing market rewards the right strategy. Because even in a slower area, the homes that are priced realistically and positioned well are still selling – sometimes faster than you may expect.

Connect with a local agent if you’re ready to make yours one of them.