Hoping a perfect buyer will fall head over heels for your home? In today’s more balanced market, it’s not just about waiting—it’s about positioning your property smartly. And one of the most effective ways to do that is by pricing it right from the start.

Let’s take a closer look: homes are taking slightly longer to sell compared to last year. According to data from Realtor.com:

“Homes are also taking longer to sell. The typical home spent 60 days on the market in August, seven days longer than last year and now above pre-pandemic norms for the second consecutive month. This was the 17th straight month of year-over-year increases in time on market.”

This slight increase in time on market is partly due to a growing number of homes for sale. With more inventory available, buyers have more options and more time to consider them. However, there’s another critical factor behind this trend—pricing.

The Average List Price Has Stabilized – and That’s Important

Many sellers are still pricing their homes based on the rapid appreciation of 2021-2022. But here’s the reality: average list prices have remained steady over the past couple of years. That’s a significant shift from the past, when home values were climbing consistently year after year.

This means we’re no longer in a market where sellers can list high and expect multiple offers above asking.

Today’s buyers are more price-aware and cautious. If a home is priced even slightly above market value, it can be easily overlooked in favor of better-priced alternatives.

The chart below illustrates this steady price trend—and the importance of aligning with current market expectations.

Today’s buyers are smart and selective. They’re comparing homes closely, and if yours isn’t priced competitively, it might be passed over. Even if your home is beautiful and well-maintained, the right price is what gets buyers through the door.

Sellers hoping to net more than their neighbor did last year may find their home sitting unsold for longer than expected. And while many are beginning to understand that prices aren’t climbing like they used to, list prices haven’t really come down either—they’ve just stayed flat. Sellers holding out for a few extra dollars may unintentionally be pricing themselves out of the current market.

To attract motivated buyers today, your list price needs to reflect today’s conditions—not last year’s, and certainly not the pandemic boom.

Buyers today are quick to move on from homes that feel overpriced. It’s not that they’re not interested—it’s that they know they have choices. And in a market with more inventory, sellers no longer have the luxury of overpricing and expecting quick results.

4 Signs Your Asking Price Might Be Too High

If your home is listed and you’re not seeing much activity, there may be a disconnect between your price and the market. According to a recent article from Bankrate, here are four telltale signs your price might be off:

• Minimal showings or buyer interest

• No offers, or only lowball offers

• Negative feedback from buyers after showings

• Your home has been on the market longer than the average in your area

If any of these issues sound familiar, don’t worry—there’s a solution. Waiting it out may not help, but adjusting your price could do the trick.

What’s the Best Next Step?

Work with your real estate agent to evaluate how your home stacks up to others currently on the market. Depending on your area, even a few weeks without activity can raise buyer concerns about value. Small price adjustments—not drastic ones—can make a noticeable difference in interest and showings.

And if you’re concerned about losing out on the sale price you had in mind, remember this: chances are, your home has built substantial equity over the past several years. Whether you’ve owned for five years or more, you’ve likely gained strong value just by being in the market.

You’re still in a strong position to sell and move forward with confidence.

Bottom Line

In today’s real estate market, patience isn’t the key to success—pricing is. If your home isn’t attracting the right attention, it may be time to reassess your price. Buyers are out there, and they’re ready to move when the value feels right.

Talk with your agent to make sure your home is priced to compete and stand out for all the right reasons.

For personalized guidance and expert advice tailored to your local market, reach out to Mike Panza and the team at Panza Home Group. We’re here to help you navigate every step of your home sale journey.

Contact us today: https://panzarealestate.com/team/mike-panza.