After 2,000+ closings, we’ve seen the patterns. These three pricing habits quietly cost sellers money and momentum:
1) “Room to come down” pricing
Starting high to “leave negotiating room” backfires. It pushes your home out of common search bands, kills early traffic, and signals that the seller—not the data—is in charge.
Do instead: Price at or just below a key threshold to maximize views and set up competition. It’s the best way to sell high, sell fast, and get multiple offers.
2) Rigid pricing after 2–3 weeks
If you don’t have offers after ~14–21 days (or strong traffic with weak feedback), the market is speaking. Stale listings get skipped; agents assume the seller won’t adapt.
Do instead: Make a meaningful adjustment (and refresh photos/remarks) to re-enter buyers’ alerts and “new” feeds.
3) Off-band / odd pricing
$297,800 performs the same as $299,900. $760,000 behaves like $775,000. Small, random numbers don’t unlock new buyers. And cutting $399,900 to $395,000 doesn’t cross a new search bracket, so almost no new eyes see it.
Do instead: Hit the best price breaks used by portals and filters (e.g., $300k, $350k, $400k, $750k). When reducing, cross a band (e.g., $405,000 → $399,900) or make a material move so you appear in more saved searches.
Bottom line: Smart, band-aware pricing creates multiple offers and stronger terms. Random or rigid pricing creates long days on market and weak leverage. We’ll show you exactly which threshold positions your home for top dollar.
