5 Mistakes That Can Cost You Thousands When Selling Your Home

Selling your home isn’t just about putting up a “For Sale” sign and waiting for offers to roll in. If it were that easy, everyone would be doing it solo — and raking in top dollar.

In reality, a few wrong moves can cost sellers thousands, delay the sale, or even result in a lower appraisal. Here are five common mistakes I see sellers make (and how to avoid them).

🚫 Mistake #1: Overpricing the Home

“We can always come down later, right?”

That mindset can backfire. The first two weeks your home is on the market are crucial. That’s when it’s most likely to get seen, shown, and snapped up by motivated buyers.

Price it too high, and you risk:

Sitting on the market too long
Making your home look stale
Attracting lowball offers
Missing out on buyers who would’ve paid full price

Solution: Start with a strong, data-backed pricing strategy. I provide local comps, market timing insight, and even buyer demand reports to help sellers price smart from Day 1.

🧽 Mistake #2: Skipping Pre-Listing Prep

I get it. You’re ready to move, and cleaning the baseboards might not be on your to-do list. But homes that are decluttered, depersonalized, and lightly staged tend to:

Sell faster
Receive stronger offers
Appraise higher

Even inexpensive fixes like fresh paint, updated light fixtures, and power washing the exterior can pay off big-time.

Solution: Use my custom prep checklist — and if needed, I’ll recommend affordable local vendors who can help knock it out quickly.

📸 Mistake #3: Poor Listing Photos

Let’s be honest: buyers scroll listings like they scroll Instagram — and bad photos get skipped.

If your listing photos are dark, blurry, or filled with clutter, buyers may never even book a showing. That’s especially true for homes over $250,000, where online presentation can make or break you.

Solution: I’m a trained real estate photographer myself, and for higher-end listings, I bring in a pro — including drone footage when appropriate. Every home gets the attention it deserves.

🎯 Mistake #4: Not Knowing Your Buyer Pool

Different price points, locations, and home styles attract different types of buyers. Marketing a starter home the same way as a luxury property doesn’t cut it.

For example:

Young buyers scroll social media and care about monthly payments.
Downsizers may want move-in-ready homes with low maintenance.
Out-of-town relocators may be seeing your home only online.

Solution: I craft a custom marketing plan for each property — targeting the right buyers on the right platforms with the right message.

🗓️ Mistake #5: Picking the Wrong Time (or Agent)

Listing at the wrong time — or with someone who isn’t invested in your success — can cost you momentum and money. Timing matters, but so does having the right partner who knows how to generate traffic, respond to feedback, and negotiate strong offers.

Solution: With over 1,000 homes sold in Central Illinois and a 20+ year track record, I’ll help you navigate timing, strategy, and negotiations so you don’t leave money on the table.

🧠 Bonus Tip: Know Your Net!

It’s not just what you sell for — it’s what you walk away with. I’ll help you calculate your estimated net proceeds, including taxes, fees, and loan payoffs, so you can plan confidently for your next chapter.

✅ Let’s Make Your Move Count

Selling your home doesn’t have to be stressful or risky — not when you’ve got the right guidance, preparation, and pricing. I help sellers across Peoria, Tazewell, and Woodford counties avoid costly missteps and close with confidence.

Thinking of selling this fall or in the spring? Let’s talk!