21 Things I Learmed You Should Never Do If You Want To Sell Your House

Thinking about selling your house? It’s a big move and you want to make sure you nail it. But let’s be honest, it can be pretty overwhelming. From figuring out the right price to getting your place to look just right, there are a ton of traps you can fall into that can slow down your sale or leave money on the table.

We’re walking through 21 major “don’ts” of selling your home. Consider this your go-to checklist to dodge the common mistakes and get your house sold fast and for the right price.

Never Take Your Own Photos

Think twice before you decide to snap your own photos for the listing. Even if you’ve got a great eye, professional real estate photography can make a world of difference. Good photos can attract more viewers and potentially even drive up the offer price.

Prices for a professional shoot generally range between $100 and $300, a worthwhile investment when you consider the potential return in terms of quicker sales and better offers.

Take the Inspection Report Seriously

Don’t overlook the power of the home inspection report. If the inspection reveals issues, whether they’re minor issues or major repairs, these findings can significantly affect your negotiations. Buyers usually use this report to push for a lower price, or even to request repairs as a condition of the sale.

Document Your Home Improvements for the Appraiser

When appraisal time rolls around, you’ll want to make sure the appraiser knows every improvement you’ve made to the property. This directly impacts your home’s evaluated worth. Have all the paperwork organized and ready, from the big jobs like roof replacements and HVAC installations to smaller updates like new fixtures or landscaping. Providing clear, documented evidence of these enhancements can help ensure your home is appraised at its true value, reflecting all the work and money you’ve put in.

Be Flexible With Repairs

When it comes to negotiating the sale of your house, being open to making repairs can be a deal-maker. Sure, it’s a negotiation, and you don’t need to say ‘yes’ to every little fix the buyer points out, but showing some flexibility can help keep the deal moving forward.

Consider which repairs are reasonable and might lead to a quicker, smoother sale. Some fixes are simple enough to handle yourself and could save you money while making your home more appealing to buyers.

Let There Be Light

Never underestimate the power of good lighting during home showings. To make your home feel as inviting and spacious as possible, throw those curtains wide and let the sunshine pour in.

Make sure any outdoor plants or shrubs are well-trimmed to maximize natural light. Bright, well-lit rooms not only look bigger and more welcoming but also help potential buyers envision the home as a cheerful place to live.

Set a Flexible Pricing Strategy

If you’re setting your sights high on your asking price, that’s fine, but be smart about it. Sometimes, the heart sets a price that the market can’t bear, and that’s okay—as long as you have a plan B. Consider setting a timeline for price adjustments if initial interest doesn’t pan out as you hoped. This means having a clear strategy on when and how much to drop the price.

Align With the Market Comparables

Here’s a pro tip: Don’t just guess what your home is worth. Take a look at the comparable homes in your area—what realtors call ‘comps’. These are the recent sale prices of similar homes in your neighborhood, crucial because they’re what appraisers will look at to value your home.

Your asking price should ideally be within 10% of the average sold price of these homes. This helps ensure your price is competitive yet realistic.

Anticipate Closing Costs Negotiations

When it comes down to sealing the deal, closing costs can become a hot negotiation point. If you’re in a rush to sell, be prepared to possibly cover some of these costs to keep the deal moving smoothly.

Offering to handle closing costs can sweeten the deal for potential buyers, especially in a competitive market or if the buyer is on the fence. Just make sure you factor these potential expenses into your overall selling strategy so you aren’t caught off guard financially.

Leverage the Power of Competition

Ever hear of the ‘herd mentality’ in real estate? It’s a real thing, and you can use it to your advantage. By setting your home’s price at the lower end of its value range, you might just spark a bidding war.

This strategy can be especially effective if you’re in a rush to sell. It’s all about drawing in multiple buyers who, seeing others interested, might be more inclined to jump in with offers, potentially driving the price up above what you initially asked.

Price Smart for Maximum Exposure

When it comes to listing your home, hitting the right price can be a bit of a balancing act. Most homebuyers set search filters strictly within their budget, say homes under $450,000. If you list your home for $460,000, you’re automatically out of their view—and that’s a big miss. By pricing your home just within common search thresholds, you ensure it appears in as many potential buyers’ searches as possible.

However, it’s worth mentioning that while setting your price just a bit above common limits might risk missing some buyers, good agents know to slightly expand search parameters to catch these near-miss listings. Homes often sell for less than asking, or prices might drop during negotiations, so both buyers and sellers need to stay flexible and informed about their real market value.

Avoid Ultra-Trendy Decor

When you’re getting ready to sell your home, it’s tempting to make it look like a page out of the latest design magazine. Do yourself a favor and fight this urge -keep it classic. Going with this season’s hottest trends might feel modern, but what’s in now can be out just as fast.

Instead, stick with timeless colors and furniture styles when staging. This approach appeals to the broadest range of buyers and helps them envision themselves in the space without being distracted by choices that might not be to their taste.

Rethink the ’99’ Pricing Strategy

We’ve all seen it: pricing a home at $499,000 instead of a clean $500,000, aiming to sneak under those psychological pricing barriers. But does that really work?

In the grand scheme of real estate, knocking off that last thousand might not give you the edge you think. It’s a common trick, but it can actually backfire by excluding your listing from search results set to rounder numbers.

More importantly, today’s buyers are savvy. They’re looking at value, location, and condition more than whether a price just sneaks under a certain threshold.

Keep It Neutral

When you’re getting your house ready for the market, think of it as setting the stage for a play. You want every potential buyer to imagine themselves living there, which means clearing out all those personal touches. Yes, that includes your political posters, your diploma, and family photos.

Skip the Urinal Installation

Here’s a tip that might seem a bit out there: skip installing a urinal in your home’s bathroom, even if you think it’s a cool feature. While bathroom renovations usually offer good returns, adding something as niche as a urinal can actually turn off a lot of potential buyers. It’s just not something most homebuyers are looking to find during a showing.

Think Twice About Sunrooms

Adding a sunroom might seem like a bright idea to catch some extra rays indoors, but think twice before breaking ground. Unlike a deck or patio, a sunroom can actually deter buyers due to the high maintenance and heating costs associated with them. While they offer nice views and a great spot to relax, they don’t necessarily promise a good return on investment.

Banish Bad Odors Before Listing

Nobody wants their first impression of a home to be a nose-scrunching odor. Whether it’s from pets, smoking, or just old carpets and appliances, bad smells can really linger.

If you’ve got stubborn odors, you might also need to look beyond just scrubbing surfaces. Think about replacing anything that can hold on to smells like light fixtures, or even go for a full duct and carpet cleaning. It might seem like a lot, but these steps are huge if you want your home to be a breath of fresh air for potential buyers.

Sweat the Small Stuff

When it comes to selling your home, the details always matter. Buyers aren’t just looking at the big picture—they’re zooming in on everything. Are the light fixtures all working? Do the appliances run smoothly? What about the windows—are they sparkling? Paying attention to these details can make a huge difference.

When a home looks well-maintained down to the last detail, it sends a message that it’s been loved and cared for. This can translate into real value in buyers’ eyes, making them more likely to bite.

Price Your Home Realistically

In a hot market, it’s tempting to price your home on the high side. But remember, savvy buyers know their stuff, and overpricing can backfire. A home priced right according to market history usually gets an offer fairly quickly. And sometimes, if you’re lucky, it might even spark a bidding war.

On the flip side, if you’re reaching for the stars with your price, you might just scare off potential buyers. A home sitting too long on the market can get a bad rap, making buyers wary and possibly causing them to pass it by altogether.

Declutter Your Closets

Think of your closets as a selling point, not a storage unit. When buyers come through, they’re going to snoop—and not just a polite peek. They’ll rifle through the fridge, slide every drawer open, and yes, judge your closet chaos. So, before you list your house, take a weekend to clear out the clutter. Store your personal items, valuables, and anything that’s overly personal off-site if you can.

Avoid Overspending on Improvements

When you’re getting ready to sell your house, keep those big-ticket upgrades to a minimum. Let’s say you’re thinking about dropping a couple grand on a bathroom refresh—make sure it’s actually going to pay off.

Typically, if you’re not going to see at least a fourfold return on your investment, it might not be worth it. Why? Because while that brand new marble vanity might catch someone’s eye, it doesn’t necessarily mean your selling price will skyrocket.

Don’t Neglect Your Curb Appeal

First impressions matter, big time! Fixing up the outside of your home can make a huge difference. Simple things like mulching, trimming bushes, and removing dead branches are not only easy on the wallet but can also make your property stand out. You don’t need to be a pro either. Many of these jobs are perfect for a weekend DIY project.

Another good idea is to have your pictures taken in the spring, even if you know you won’t list it until the winter. That way you’ll get to show off your home’s green thumb during winter.