Selling Your Home? Watch Out for Agents Who Overpromise on Price

Even now, some sellers expect to fetch 10–20% over fair market value based on outdated pandemic-era trends.

But here’s the reality: the market has shifted. With higher interest rates, cooled buyer demand, and more balanced conditions, inflated values are correcting. Sellers who hold on to unrealistic expectations risk extended time on the market, disappointing results — and ultimately, a lower sale price.

What Does It Mean to “Buy” a Listing?

Some agents may suggest a higher list price than the market can support just to win your business. It sounds appealing — especially if you’re emotionally attached to your home or hoping to recoup past equity — but this tactic often leads to problems down the line.

After weeks (or months) with little interest, that same agent may advise you to reduce the price — a strategy that wastes time, loses momentum, and can even harm your final sale outcome.

Meanwhile, experienced agents are increasingly walking away from overpriced listings altogether — and here’s why:

Why Top Agents Avoid Overpriced Listings

✅ High Upfront Investment: Top-performing agents invest thousands in staging, photography, videography, marketing, and advertising to get your home noticed. That’s a significant risk if the price isn’t right.
✅ Time Commitment: Listing, showing, marketing, and negotiating a property takes hours — sometimes weeks — of work.
✅ Reputational Risk: An overpriced listing that lingers on the market can damage an agent’s track record and credibility with future clients.



In other words, agents with established businesses and loyal clientele simply won’t waste their time — or yours — if your pricing expectations aren’t in line with the market.

Why Overpricing Backfires

While it’s tempting to go with the agent who throws out the biggest number, that decision can come at a cost. Overpriced homes often:

• Sit on the market longer
  
  
• Require multiple price reductions
  
  
• Sell for less than they would have if priced right from the beginning
  
  

The Benefits of Realistic Pricing

✔️ Faster Sales: Homes priced in line with current comparables sell more quickly and attract serious buyers.
✔️ Multiple Offers: A well-priced home can spark competitive interest, driving better terms or sale prices.
✔️ Less Stress: Realistic pricing creates smoother negotiations and a more predictable path to closing.

Ask the Right Questions

It’s always smart to interview more than one agent before listing your home. If one suggested price is significantly higher than the others, dig deeper. Ask:

• What comparable sales support that number?
  
  
• How do current market conditions factor in?
  
  
• What’s the plan if we don’t get any offers in the first two weeks?
  
  

Don’t be swayed by flattery or inflated promises. Choose the agent who gives you honest advice, a clear plan, and pricing backed by real data — not just wishful thinking.

Selling in Guelph or the Surrounding Area?

If you’re thinking of selling your home — especially in a market like Guelph where prices have corrected — it’s crucial to work with an experienced realtor who can provide a fair market analysis, guide your pricing strategy, and protect your investment.

Ready to get started? Contact our team today for a no-obligation market evaluation and honest advice on what your home is truly worth.