Pricing your home correctly from day one isn’t just a suggestion – it’s the difference between selling high and selling low. The more days your home stays on the market, the less negotiating power you have. In Bucks County, data consistently shows that homes lingering past the first few weeks often require multiple price reductions and ultimately sell well below asking.
Today’s buyers are savvy. When a house lingers on the market, it sends a message that something’s wrong – even if it’s just the price. Once that perception sets in, you’re not just negotiating with buyers, you’re working against market psychology. A fresh listing at the right price gets showings and offers. A stale listing gets skipped.
As I discuss in my video, Why Overpricing Your House Is a Bad Strategy, “When your home is overpriced, you lose the critical first wave of interest. Once that moment is gone, you can’t get it back.” That early momentum is where the highest offers happen. Miss it, and you’re chasing the market downward.
The sweet spot for getting top dollar is the first 14 days. According to the Bright MLS data for the Greater Philadelphia area, homes that go under contract within the first two weeks typically sell for 100.5% of list price. Homes that sit for 60+ days? Those average 94.3%, which equates to a difference of tens of thousands of dollars.
Price drops don’t create urgency, they signal desperation. Cutting the price later doesn’t reignite excitement. It just tells buyers you’re willing to drop more. In my blog post, How to Price Your House So It Sells Fast, I explain that “A strong list price doesn’t mean pricing high – it means pricing right.” When your home enters the market aligned with buyer expectations, you drive competition, not discounting.
Longer market time doesn’t just reduce your sales price, it also increases your carrying costs, delays your next move, and can complicate negotiations after inspections or appraisals. In real estate, time is rarely on your side.
If you have any questions or would like to discuss the real estate market, please call or email me today! If you would like to sell your home and/or buy a new home, please consider the services that I offer and read testimonials from past clients.