True or False: What Sellers Think They Know vs. What’s Actually True

Selling a home is emotional—and let’s be honest, there’s a lot of noise out there. Between your neighbor’s story from 2021 and what you heard from a friend of a friend, it’s easy to get caught up in myths that don’t match today’s market reality.

Let’s break down some of the most common seller beliefs—and separate truth from fiction.

“I should wait for a better offer—there’s always a higher one coming.”
❌ False.
This one trips up a lot of people. The truth? In many cases, your first offer is actually your best offer. When serious buyers show up early, it means you priced it correctly and created an incredible first impression. Waiting can backfire: momentum wanes as buyers move on; instead of locking in top dollar, you run the risk of chasing the market downward.

“Professional photos make a big difference.”
✅ True.
Consider your online listing to be your home's initial impression. If the photos are blurry, dark or off-center then buyers will likely skip it, no matter how stunning it is in person. The quality of the photography will attract buyers and lead to more showings.

“The market is still hot like 2021—I can price high and wait.”
❌ False.
That ship has sailed. Interest rates are higher, buyers are more cautious, and overpricing leads to one thing: crickets. If your home sits, you lose leverage—and might end up reducing the price anyway. The new strategy? Price it right from the start to drive demand and spark competition.

“Most of your showings will happen in the first two weeks.”
✅ True.
The launch is everything. The first two weeks are when excitement is highest and your listing is fresh. That’s when serious buyers pounce. Miss that window, and you’ll be wondering where everyone went. A strong start sets the tone for a strong sale.

“Buyers can see past clutter and personal stuff.”
❌ False.
They say they can… but they usually don’t. When a home feels overly personal or messy, buyers struggle to imagine themselves living there. Neutral, clean, and inviting is the goal. Think model home, not memory lane.

“Appraisals can make or break a deal.”
✅ True.
Even if you land a full-price (or above asking!) offer, the appraiser still has the final word. If your home doesn’t support the value, you could be facing a lower price—or a canceled contract. That’s why pricing smart and presenting your home well is so important.

"I don't have to do any repairs, the buyers can take care of it."
❌False.
They could, but they most likely won't. Today's buyers want a home that is ready to move in. Buyers may not think minor repairs are a big deal. However, to them, these small fixes raise concerns about other possible problems. You can avoid a lot more stress by doing a little work now.

"The market isn't where it was in 2020, and that's fine."
✅ True.
The world has changed. Yet, homes still sell and sellers continue to win. Just a little bit more planning, marketing knowledge, and a good strategy will do. Sellers who are adaptable in today's marketplace will succeed, and so can you.

Clarity is the key to making good decisions. Wishful thinking does not work. Let's be sure to work with facts and not myths when you are considering selling.

Reach out to us anytime and let's discuss strategy.