The Price Is Right: Why Savvy Sellers Stop Overpricing and Start Winning - price your home right the first time

When it comes to selling your home—especially in places like Homewood, Hoover, or Vestavia—there’s one truth I see sellers learn the hard way: overpricing your home doesn't create negotiating room. It creates silence.

We’re not in 2012 anymore. Buyers have Zillow alerts, price history tabs, and agents feeding them real-time comps. They know what your neighbor sold for, what your house should be listed at, and how long you’ve been sitting.

❌ The Old Way: Price High and “See What Happens”

Some sellers still believe the myth:

“Let’s list $50K over. We can always come down.”

But in 2025, that strategy backfires—fast. I recently met with sellers who wanted to list well above market because their home was “special.” I presented the data. I showed the comps. They chose another agent.

It’s now 115 days later… and that “special” home is still sitting—getting stale while other homes sell in days.

✅ The Smart Way: Price Right and Watch the Market Work for You

Let’s look at the numbers from the most recent market reports:

Homewood: Sellers who priced correctly in the $500K–$600K range sold for 108.3% of asking. The market rewarded them with bidding wars.

Vestavia: Properly priced homes between $500K–$600K closed at 104.5% of list price, showing buyers are willing to compete—but only when pricing feels right.

Hoover: High-end homes that were overpriced ($1M+) ended up with 3–5% price cuts, losing tens of thousands in the process.

Buyers aren’t just looking. They’re analyzing. And if your home doesn’t pass the sniff test—they move on.

🎯 What Happens When You Nail the Price:

• More eyes in the first 7 days

• Multiple offers, not just one

• Shorter time on market

• Stronger leverage in negotiations

• More money in your pocket

Price your home right the first time.

📘 Want the Inside Edge?

I’m putting together a Home Seller Cheat Book—a smart, real-talk guide to what works right now in the Birmingham market.

Want a copy before it drops?

➡️ Text "PRICE" to 205 236 6636 and I will get you an advance copy.

Bottom Line:

Smart sellers don’t chase price dreams—they play to win. If you’re thinking about selling and want to get it right the first time, let’s talk strategy.