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As a real estate agent who has worked in the industry since 2016 in multiple markets (and multiple states), I can confidently say that I've seen it all (or something close to "it all").
Here are some of my favorites just off the top of my head:
a buyer who brought a suitcase of cash to the settlement table
a buyer who requested in writing after the home inspection that the seller clean the food remnants out of the garbage disposal
a seller who refused to leave the house for all showings and open houses
a family who had me show them properties all over the state (nights, weekends, for hours and hours on end) for close to 6 months before telling me that they really weren't ready to move
a seller whose dog peed all over the house and wondered why the house wasn't selling
Honestly I could probably write a book!
One more: once when I was showing a house, a bird flew in from outside and I had to chase the bird all over the house with a Swiffer (the house had a two-story living room with floor-to-ceiling windows) until finally I had to call my husband to bring a ladder and help me get it out.
So again my point is, I'VE SEEN IT ALL. And as a former teacher, I feel an obligation to educate current and future home sellers on what they should - and shouldn't - do when selling their home.
As a seller, you are probably excited to cash in on your equity and move onto your next chapter, but first you need to jump a few hurdles. Selling your home is an exciting milestone, but it’s also a process that demands strategy, patience, and careful planning. For homeowners—especially first-time home sellers—avoiding key real estate mistakes can mean the difference between a seamless transaction and a stressful ordeal.
Whether it’s pricing your home correctly, preparing it for showings, or choosing the right real estate agent, small missteps can snowball into significant challenges. This guide walks you through six common home selling mistakes to avoid and the actionable steps needed to ensure your sale goes smoothly, from someone who's been there and has lots of insight ;)
1. Avoid Setting an Unrealistic "Let's Just Try" Price
It’s tempting to list your home at a price higher than market value to "see what happens." After all, someone might fall in love with your home and pay that inflated price, right? Unfortunately, this tactic often backfires.
Overpricing your home means fewer showings, more days on market, and ultimately, a tarnished listing which inevitably equals a lower sale price in the end. Buyers may see a high asking price and assume you're not serious about selling, or worse, that you’re unwilling to negotiate. Statistics show that homes priced correctly from the start sell faster and often for more money than homes that undergo multiple price reductions.
What to Do Instead
Work with your agent to analyze the local market and review comparative sales ("comps") to determine a competitive and reasonable asking price. Starting with a competitive price positions your home as a desirable option, creating demand and maximizing offers, and maybe even garnishing you multiple offers and potentially a sale price above what you were asking.
2. Don’t Get Emotionally Attached—Separate Yourself from the Home
One of the biggest challenges for home sellers is separating their personal attachment from the sale process. Your home is filled with cherished memories, but buyers need to see it as their future home—not your current one. Rejecting staging, or editing, suggestions or refusing to declutter could limit your pool of interested buyers.
Buyers often struggle to look beyond personal decor or clutter, and an overly personalized space can detract from the home's true potential. Simple adjustments, like neutralizing paint colors or staging, can make a world of difference. Read more about the importance of staging in this blog.
What to Do Instead
Think of your home as a product you’re putting on the market. Start mentally “moving out” as you declutter and prepare your space for buyers. Accept staging as a business decision—it’s designed to maximize value and appeal, not critique your personal taste.
3. Don’t Skip Professional Representation
Trying to sell your home on your own (“For Sale By Owner” or FSBO) to save on commission may sound like a great idea, but it can end up being more stressful and costly in the long run. A real estate agent brings expertise in pricing, marketing, negotiations, and legalities—key skills that first-time home sellers may lack.
Similarly, picking an agent out of obligation (like your cousin, neighbor or your best friend's mom) might not be the strategic choice you need to maximize your home's sale. Not all agents are equally skilled or experienced in your market, so no matter what, be sure you interview several agents before you sign a listing agreement.
What to Do Instead
Research and interview multiple agents to find one who aligns with your goals and has a proven track record in your area. A trusted agent acts as your partner, guiding you through every step of the home selling process with confidence and expertise.
4. Do NOT Reject Showings
This may just be my #1pet peeve when working with buyers. If I am trying to schedule a showing on a property that my buyers are very interested in and the listing agent tells me that the sellers are unable to show at that time, it's a HUGE turn-off, especially is they are unwilling to show at a similar time. Barring the entire family having the flu or something similar, there is absolutely no reason you should reject showings when you are trying to sell your home.
Almost equally as bad, staying in the home during showings or open houses is a major no-no. This can make buyers uncomfortable, creating negative impressions.Buyers want to explore a house freely, imagining their future lives there. This is hard to do with the current homeowner present, even if you’re being helpful or friendly.
What to Do Instead
Make your home as accessible as possible by allowing showings on evenings, weekends, or short notice. Work with your agent to create a schedule that accommodates your lifestyle while remaining buyer-friendly. And during showings? Step out of the house to allow buyers to browse comfortably with their agent.
5. Don’t Take Feedback Personally When Selling
Negative feedback from potential buyers can sting, especially if you’ve invested time and energy into making your home beautiful. But taking comments like “the kitchen is outdated” or “I don’t like the paint color” personally might cloud your judgment and derail your sales process.
Remember, you’re aiming to appeal to a wide audience—not every single buyer will share your style, and that's ok!
What to Do Instead
Focus on the ultimate goal: selling your home. Treat negative feedback as an opportunity to improve your property’s appeal. If multiple buyers make the same comment, consider addressing it if the fix aligns with your budget and timeline.
6. Big Mistake: Never Settle for Poor Listing Photos
First impressions matter, and in today’s real estate market, those impressions often happen online. Poor-quality listing photos are one of the biggest barriers to attracting buyer interest. No matter what, do NOT allow your agent to take your listing photos on an iPhone - or any cell phone for that matter. Poor listing photos make buyers question the overall quality of your property. Further, make sure your home is perfectly show-ready and staged BEFORE the photos are taken. I can't tell you the number of time I've spotted a cell phone charger, a garbage can, or an open toilet lid on some high end listings... there is NO excuse for that!!
What to Do Instead
Your agent should a professional real estate photographer to showcase your home in its best light. Well-lit, high-quality images can capture attention, drive clicks, and bring more potential buyers through your door. If you’ve invested in home staging, great photos will amplify that effort.
WHAT NOT TO DO:
Final Thoughts—Maximizing Your Home Sale and Avoid the Top Home Selling Mistakes
Selling your home can definitely be overwhelming, but avoiding these six common mistakes will help ease the stress of the process and make sure you yield the best return on your investment. Trust me, from someone who has seen all the good and bad that comes out of the home selling process, I know that if you can avoid these six common mistakes, you will have a much more pleasant experience and won't dread the next time you have to sell :)
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