The HousingCoach at Fathom Realty
The HousingCoach
Selling This Fall? You Want To Get These 4 Things Right.

Selling This Fall? You Want To Get These 4 Things Right.

by | Sep 17, 2026

Selling This Fall? You Want To Get These 4 Things Right. Simplifying The Market

Selling your house this fall is absolutely doable. But there’s something you need to know about this time of year. 

Buyer activity typically starts to slow while the number of homes for sale climb – and you need the right strategy to get attention in this type of market.

The good news? There’s a lot you can control.

From how you price and present your house to how you negotiate and respond to feedback. Here are four things you’ll want to get right this fall. 

#1: Price To Get Buyers’ Attention

In the fall, there are typically fewer buyers looking and more homes for them to choose from. So, you want to make the most of every buyer who comes across your house.

And your price is one of the first things that can make them stop and take a closer look – or keep scrolling. 

That’s why this isn’t the time to start high “just to see what happens.”

If buyers think your house is overpriced, they have plenty of other options to move on to. And that could leave you sitting and waiting.

So, if you want to sell before year-end, work with your agent to find the right price for your house and today’s market. That may mean listing at market value – or even slightly below it – to grab buyers’ attention.

Redfin explains how a seemingly small difference can change your buyer pool: 

“Buyers often search in round-number price brackets, so pricing at $499,000 instead of $505,000 can make your home appear in more searches and feel like a better deal.” 

#2: Make a Great First Impression

When buyers had very few homes to choose from, they were often more willing to overlook dated finishes or a house that needed some work. That’s harder to count on now.

With more choices, how your house looks online and in person can determine whether it makes a buyer’s shortlist at all.

That doesn’t mean you need a full renovation before you sell, but you should take care of essential repairs, do what you can to boost curb appeal, and make sure your house photographs well. Maybe that’s some light staging, maybe it’s swapping out faucets or lights, or maybe a fresh coat of paint. Small details can help a lot.

After all, you only get one chance to make that first impression. Make it count.

#3: Stay Open To Negotiating

Some sellers are still expecting the kind of leverage they had a few years ago. But in many markets, buyers have more negotiating power today and there’s a lot more give and take.

The latest data from Redfin shows 46.2% of sellers gave buyers some type of concession. So, consider throwing in a little help with closing costs or covering a repair. Almost half of sellers are.

The takeaway? Playing hard ball may not get you what you want. But being flexible might. The key is not getting so focused on “winning” every individual negotiation that you lose sight of the bigger goal: making your move happen.

Sometimes a small concession is what gets you to the closing table.

#4: Know When It’s Time To Adjust

Sometimes your house tells you when something isn’t working. Maybe you’re getting plenty of online views but very few showings. Or buyers are coming through, but you’re not getting offers. Or maybe buyer feedback has one recurring theme.

Pay attention to those signals. They can help you figure out what needs to change.

Let’s say your price is the most common point of feedback. Talk to your agent about a price drop. It doesn’t have to be a big change to make a big difference. The average price cut right now is 4% according to HousingWire Data. That’s normal.

Now, that doesn’t mean you should panic and slash your price after a week. It means you and your agent should pay attention to what buyers are telling you and adjust if you need to.

Sometimes the smartest move isn’t waiting for the right buyer. It’s making sure you’re giving that buyer a reason to act.

Bottom Line

Selling this fall is absolutely doable. And now you know four of the biggest things to get right.

If you want to sell before the end of the year, connect with a local agent to make sure you have the right strategy from day one.

If Your House Isn’t Getting Offers, Read This.

If Your House Isn’t Getting Offers, Read This.

by | Mar 11, 2026

If Your House Isn’t Getting Offers, Read This. Simplifying The Market

Online searches for “can’t sell house” just hit an all-time high according to Google Trends. So, if your house has been sitting on the market without any bites, you’re not the only one. But it’s also not the end of the road. 

Homes are selling every day, so you can turn this around. You just need to take another look at your approach.

a graph of a house priceIf you’re feeling this pain, know this: an online search engine isn’t where you should go for your answers. It’s much better to talk to your agent. Because a search engine doesn’t know your market or your house. But your agent does.

While a quick search or an AI platform may give you some tips on what to try, only an expert agent can actually diagnosis what’s going on – and how to fix it.

For example, your agent knows most homes that struggle to sell today are usually being held back by one (or more) of these three things.

1. Presentation: Buyers Will Compare Everything

When inventory was tight a few years ago, buyers overlooked imperfections because they had to, or they’d lose out to another bidder. Now? That’s no longer the case.

Today’s buyers scroll through dozens of listings in just minutes. They compare condition, updates, lighting, finishes, layout, and more – all side by side. If your home feels dated, cluttered, or in need of repairs, buyers will notice and it’ll knock your house right off their list of contenders.

This doesn’t mean you need a full renovation. But it does mean first impressions matter again. To compete today, you need curb appeal. Clean spaces. Neutral colors. Professional photos. If there are scuffs on the walls, obvious repairs, or too many outdated features, it could be what’s holding you back.

2. Pricing: If the Price Isn’t Compelling, It’s Not Selling

This is maybe the hardest one to hear, but what your neighbor sold their house for a few years ago isn’t necessarily the same price you’ll get today. As Selma Hepp, Chief Economist at Cotality, says:

“For sellers, the days of pricing aggressively and expecting instant offers are largely over. Homes that are well-priced and well-presented will still sell, but pricing discipline matters more than it did during boom years.”

Buyers are budget-conscious right now. If your home is priced based on outdated expectations instead of current demand, buyers may still look at your house online… but they likely won’t write an offer. Or, they’ll make an offer that you think is too low.

Pricing too high for this market is one of the top things sellers miss the mark on today. And those who aren’t willing to meet the market where it is or entertain offers may feel stuck.

3. Access: If Buyers Can’t See It, They Can’t Buy It

It sounds obvious but limited showing availability can kill your momentum. If your house isn’t easy to see because you’re restricting showings to evenings only, no weekends, or requiring a 24-hour notice, you’re cutting your buyer pool down by more than you may realize. 

And the more friction you create, the fewer buyers walk through the door.

In a market where buyers have more options, the last thing you want to do is give them a reason to skip your house. Availability matters because if no one sees it, no one buys it.

Don’t Let Search Results Decide Your Next Step

When your house isn’t selling, it’s tempting to spiral and wonder if it’s the market or if something’s wrong with your house. But instead of searching for answers online, here’s what to do.

Sit down with your agent and ask three honest questions:

  • What are buyers looking for in today’s market?
  • What feedback are we getting from showings?
  • Why do you think my house hasn’t sold yet?

That conversation will bring a lot more clarity than any search engine results.

Bottom Line

If your listing feels stuck, it’s not a sign you shouldn’t sell. It’s the market giving you feedback. And feedback is powerful when you use it.

Start with a real conversation with a real agent about what’s working and what’s not. Your agent will be able to tell you which small adjustments could totally change the momentum. Because in this market, the sellers who adapt are the ones who move.

The #1 Regret Sellers Have When They Don’t Use an Agent

The #1 Regret Sellers Have When They Don’t Use an Agent

by | Jan 14, 2026

The #1 Regret Sellers Have When They Don’t Use an Agent Simplifying The Market

Want to know the #1 thing homeowners regret when they sell without an agent? It’s that they didn’t price their house correctly for their current market.

According to the latest data from the National Association of Realtors (NAR), those sellers agree pricing their home effectively was the hardest part of the process.

Top 5 Most Difficult Task for Sellers Who Didn’t Use an Agent:

  1. Getting the price right
  2. Preparing or fixing up the house
  3. Selling within the desired time frame
  4. Handling all the legal documents
  5. Finding the time to manage all aspects of the sale

And that makes sense. Pricing isn’t as simple as picking a number from an online estimate or copying what your neighbor got last year. It takes real insight into:

  • What buyers are actually willing to pay today
  • How much competition you have in your area
  • What similar homes nearby are really selling for
  • How desirable your area or neighborhood is
  • The condition of your house

Without that context, it’s easy to overshoot the mark, especially now that buyers can be more selective. And in today’s market, that’ll backfire.

Overpricing Isn’t a Small Mistake, It Snowballs

Your price is part of what shapes a buyer’s first impression. And when it’s too high, a chain reaction begins.

If buyers think you’re asking too much, they’re going to turn the other way. And when buyers bypass your house, you’ll get fewer showings. Fewer showings lead to fewer offers. And fewer offers usually mean making a price cut to try to draw buyers back in.

And that’s happening a lot lately, especially on homes sold without a pro.

The same NAR report shows most homes sold without an agent (59%) had to reduce their asking price at least once (see the orange in the graph below).

The Part Sellers Don’t See Coming

The trouble is, price cuts don’t always fix the problem. They can attract bargain hunters rather than strong, confident buyers. That’s because many buyers see a price drop as a sign there’s something wrong with the house. And that assumption can turn buyers away too.

By the time your house finally sells, you may net less than if you’d priced it correctly from the start. Again, the data backs this up.

NAR shows that homes sold with an agent sell for nearly 8% more than homes sold without one.

a graph of sales and salesThat’s not because agents magically add value. It’s because they have the expertise needed to get it right. The price. The prep. The presentation. And the paperwork.

Nail all of that from day one, and you’ll be set up to get as much money as you can out of your sale.

So, even though you thought selling without an agent meant saving money, that’s not necessarily true. The facts show selling on your own can mean selling for less in the long run. And that may be enough to totally change your perspective.

Bottom Line

Today, the biggest risk of selling without an agent isn’t the paperwork or the hassle. It’s the price. And once pricing goes wrong, it’s hard to course correct.

So, if you’re thinking about selling and want to understand what your home would realistically go for in today’s market, connect with a local agent. A quick pricing conversation now can save you from much bigger regrets later.

The Top 2 Things Homeowners Need To Know Before Selling

The Top 2 Things Homeowners Need To Know Before Selling

by | Nov 19, 2025

The Top 2 Things Homeowners Need To Know Before Selling Simplifying The Market

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.

a blue and grey circle with white textAnd 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):

a graph of blue and grey barsIt 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.

Pin It on Pinterest