“Let’s Just Try High and See What Happens…”
“Let’s Just Try High and See What Happens…”
(said every seller before lowering the price)
If I had a dollar for every time a seller said, “Let’s just try a higher price and see what happens”… well, I wouldn’t need to sell houses anymore… I would be super rich, and have some extra pocket change to boot.
It’s a line I’ve heard dozens of times, and trust me — I get the logic. You’ve put a lot into your home. It’s beautiful. Maybe your neighbour sold for a big number last year, or your kitchen reno cost more than you care to admit. So, why wouldn’t you aim high? Why not test the waters? Well, when it comes to pricing your home, “testing the market” often means missing the market, for many reasons:
1. The first two weeks are everything!
This isn’t just a saying — it’s how buyer behavior works. When your home hits the market, there’s a surge of attention. Everyone who’s already house hunting gets notified. Your listing pops up on their saved searches, they’re scrolling on their lunch break, and they’re booking weekend showings. If the price feels right, they book a visit. If it feels off, they scroll on.
That early window? That’s when your home has the best shot at selling for top dollar — not after it’s been sitting for weeks with a price drop (or two).
2. A HIGH price can often mean LOW interest.
I know the instinct is to aim high and “leave room to negotiate.” But in reality, buyers are smart. They’re comparing your home to everything else on the market. If they feel it’s overpriced, they won’t even bother coming to see it — let alone make an offer. What happens next? The listing sits. Interest fizzles. Eventually, we have to lower the price… and buyers start wondering what’s wrong with it. And once that doubt creeps in, even the best features can’t win them back.
You never get a second chance to make a first impression — especially when your price is the first thing buyers see.
3. I’ve seen it happen.
I once worked with sellers who were convinced their home was worth more than the comparables suggested. It was a great home, and we had gorgeous marketing lined up — but we listed about $70K too high, just to “see what happens.” And what happened? Well, they actually had solid traffic in the first week, but no offers. Then the showings slowed. Then crickets... A month later, we dropped the price… and still got lowball offers because buyers assumed the home was stale. Eventually, it sold — for less than it likely would have, had we priced it right from day one.
My sellers understood in the end (I’m lucky to meet such wonderful people), but they couldn’t help but wonder what they might have made if we’d led with a sharper strategy. It’s a tough lesson — but one that I do my best to help future sellers avoid.
So to all the sellers out there, I am here to let you know: pricing right is not underselling — it’s setting yourself up to win. Strategic pricing isn’t about giving your home away. It’s about knowing the market, understanding buyer psychology, and creating the kind of momentum that leads to multiple offers — or at least a solid, clean one. When we price your home well, buyers see the value. And when they see the value, they compete.
Bottom line? I’ll always give you honest advice based on the numbers, the neighbourhood, and what’s actually happening right now — not just what we hope might happen. Because hoping something sticks? That’s not a strategy. But pricing to win? That’s how we get you sold & moving!
