Here’s something you should know before you sell your house. The homeowners who win in today’s market aren’t the ones waiting it out or stepping back. They’re the ones who adapt from the start.

A number of homeowners this year didn’t get the outcome they wanted. But it’s not because something’s wrong with the market. It’s because something wasn’t right with their expectations.

Realtor.com reports 57% more homes have been taken off the market compared to last year. That means they listed… but didn’t sell. But here’s the honest truth. It was mostly because of two things: price and timing.

And if the seller had come in with the right mindset on each, their sale would’ve gone differently. Here are the top 2 things you can learn from those other sellers.

1. Price It Right from Day 1
Let’s start with the most common sticking point: the asking price. Today, 8 in 10 sellers expect to get their asking price or more. But that confidence doesn’t always line up with reality.

According to Redfin, only 1 in 4 (25.3%) sellers are actually getting more than their list price.

And here’s where the mismatch is coming from.

A few years ago, you could set any price and buyers would come running, no matter what the price tag said.
Odds are, you’d still sell for over asking. But things are different now.

Buyers have more options than they’ve had in years, so they can afford to be more selective. If your price feels even a little high to them, it’ll get overlooked in a heartbeat.

And for the homeowners who had that happen, some end up pulling their listings instead of making a simple adjustment that could have changed everything. Which is a shame, honestly. Because a small price tweak is usually all it takes to bring buyers in and get the deal done.

According to HousingWire, the average price cut right now is just 4%.
Think about that. Other sellers are listing too high and giving up rather than dropping their price 4%. If they’d just started 4% lower, they may have already sold. So, before you list, talk to your agent about what’s working nearby. They’ll help you find the sweet spot that’s competitive, realistic, and still protecting your bottom line.

And here’s the kicker. If you’ve been in your home for a while, your equity gives you room to set your list price more competitively and still come out way ahead. Unfortunately, those other sellers didn’t seem to realize that.

2. Don’t Rush the Process
Another common misstep: expecting your house to sell in a weekend.
Many sellers right now remember when homes sold in as little as hours – and they expect that to happen today. But in most markets, that’s not the reality anymore.

It takes closer to 60 days to go from listed to sold, which is actually normal (see the gray in the graph below):

It just feels slower because they’re comparing it to the lightning-fast pace of 2020 and 2021.

Think of it like driving 65 mph on the highway, then exiting and going 25. It feels like you’re crawling, but it’s actually the right speed for where you are. That’s what other sellers can’t seem to get over. But you can get ahead of that, by knowing what to expect.

Today’s buyers are more intentional. They’re taking their time, weighing their options, and making thoughtful decisions, which is creating a much healthier housing market.

So, if you’re planning to sell, don’t expect it to happen instantly. And don’t assume your house won’t sell if it doesn’t go under contract in the first weekend.

It’s normal for these things to take time.

If you want to make sure your house sells as quickly as possible, talk to your agent about ways to stand out, whether that’s through staging, photography, or strategic pricing. With the right advice, the right price, and the right prep work, it can still sell quickly.

Bottom Line
If you’re thinking about selling, don’t let the market discourage you, let it guide you. The listings that didn’t sell this year weren’t doomed. They just started with the wrong strategy.

You can still win if you price right, are patient, and work with a local agent who knows how to position your home from the start.

Because in today’s market, success isn’t about waiting for conditions to change. It’s about getting your expectations right from day one.

If you’ve served in the military (or if your spouse has), you have access to one of the most powerful homebuying tools out there. The chance to buy a home without having a down payment.

Unfortunately, 70% of Veterans (that’s 7 out of every 10) don’t know about this benefit, according to Veterans United.

And that’s a big missed opportunity for those who’ve earned this benefit through service. So, let’s break down what you really need to know about Veterans Affairs (VA) home loans right now.

Why VA Home Loans Can Be a Great Option

For nearly 80 years, VA loans have made homeownership possible for millions of Veterans and active-duty service members.

Here are just a few of the top perks according to the Department of Veteran Affairs:

• Options for $0 Down Payment: Many Veterans can buy a home without spending years saving up.
• Fewer Upfront Costs: The VA limits which types of closing costs Veterans have to pay, helping you keep more cash on hand when you’re finalizing your purchase.
• No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t require PMI, lowering your monthly costs.

These features make VA loans a great way for service members (or their family) to build stability, save money, and start creating long-term wealth through homeownership.

Can You Still Get a VA Loan with the Government Shutdown?

But lately, there’s been some confusion about whether VA loans are still available due to the government shutdown. And that uncertainty has kept some Veterans from taking the next step.

While there may be processing delays, Veterans United explains you can still get a loan:

“There’s been a lot of confusion and uncertainty about how a government shutdown will affect VA home loans . . . The good news is that the shutdown has minimal impacts on VA lending. Lenders are still able to order appraisals, obtain a borrower’s Certificate of Eligibility, submit the VA Funding Fee and more. In short, Veterans are still able to use their home loan benefit to buy a home or refinance an existing mortgage.”

So, despite the headlines, you can still use your VA home loan benefits today. The process is ready when you are. It just may take more time to go through.

Why the Right Agent and Lender Matter

Just remember, using your VA home loan is easier (and smoother) when you have the right team behind you. As VA News puts it:

“Choosing a military-friendly broker or agent who understands the VA home loan application process can make all the difference in the homebuying experience. Finding the right agency or brokerage is just as important as locking in a good VA mortgage lender. Communication is key to getting to the loan closing table.”

A knowledgeable agent and an experienced lender can help you navigate every step, all the way from qualifying to closing. With their help, you can make sure you’re getting the most out of your benefits.

Bottom Line

If you’re a Veteran, a VA home loan is one of the most valuable benefits you’ve earned through your service. It offers options for no down payment, limited closing costs, and more.

Want to learn more? Talk to a lender so you can take full advantage of the benefits you’ve earned.

A few years ago, inventory hit a record low. Just about anything sold – and fast. But now, there are far more homes on the market. Listings are up almost 20% from this time last year. And in some areas, supply is even back to levels we last saw in 2017–2019. For sellers, that means one thing:

Your house needs to stand out and grab attention from day one.

That’s especially true when you consider why the number of homes for sale is up. Here’s how it works. Available inventory is a mix of:

• Active Listings: homes that have been sitting on the market, but haven’t sold yet
• New Listings: homes that were just put on the market

Data from Realtor.com shows most of the inventory growth lately is actually from active listings that are staying on the market and taking longer to sell (see the graph below).

The blue bars show active listings. These are the homes that are sitting month to month and not selling. The green bars are new listings, the homes that were just put on the market. And it’s clear there are fewer new listings compared to how many are staying on the market unsold.

Since you don’t want your house to be one of the ones that take a long time to sell, let’s break down where things can go sideways and how to set yourself up to sell quickly.

Why Some Homes Sell and Others Sit

The secret to selling in today’s market is simple. Make sure your house is easy for buyers to say yes to as soon as it is listed.

Price it based on current conditions (not what your neighbor sold for 3 years ago). Make important repairs. And highlight the best things about your house. If you do that, it will sell in any market – sometimes even faster than you’d think. Because the truth is, homes that are priced right today are still selling. 

It’s the homeowners who are clinging to outdated expectations that are seeing their house sit and their listing go stale. According to Redfin and HousingWire, here are some of the most common reasons sales stall out:

• Priced it too high from the start
• Skipped necessary repairs before listing
• Didn’t stage the house well
• Sellers won’t negotiate with buyers
• Limited availability for showings
• Ineffective marketing or listing pictures

Most of those things didn’t matter as much just a few years ago. When inventory was at a record low, sellers could skip the prep, name their price, and still walk away with multiple offers over their asking price.

But today’s market is different now that inventory has grown. And that means your approach needs to be different too.

You don’t want to try out old strategies and aim too high just to see what sticks. Your first few weeks on the market are everything. That’s when your listing gets the most attention – and when pricing or presentation mistakes hurt the most. Get it wrong up front and your house will sit…and sit. Get it right, and it’ll be snatched up before you know it.

The Right Agent Helps Your House Stand Out

Selling quickly isn’t about luck. It’s about knowing how to play to the market you’re in. And that’s where your agent comes in.

A great agent will analyze your local market, suggest a price based on the latest comparables sold in your neighborhood, and create a marketing plan that makes buyers pay attention from day one. They’ll also walk you through any repairs you need to make or whether you need to bring in a staging company. As the National Association of Realtors (NAR) explains:

“Home sellers without an agent are nearly twice as likely to say they didn’t accept an offer for at least three months; 53% of sellers who used an agent say they accepted an offer within a month of listing their home.”

That’s the power of getting it right (and getting expert help) from the start.

Bottom Line

There are more homes for sale today than there were even just a year ago, but that doesn’t have to work against you.

When your house is priced right, shows well, and is marketed effectively, it will sell. Let’s connect if you want to know how to make that happen in our market this fall.