Why “Waiting It Out” Isn’t a Home-Selling Strategy (But Strategic Pricing Is)

by Kevin Howard

If you believe your home will eventually sell simply by waiting for the “right buyer,” you may need to reconsider. In today’s environment, patience alone often won’t seal the deal. What truly drives a successful sale is how well your price aligns with the market.

Market Dynamics Are Shifting — Don’t Ignore It

It’s taking homes longer to sell now than in years past. A recent market snapshot showed the average listing sat for approximately 60 days—about a week more than a year ago. More options on the market give buyers greater leverage, and that extra time reflects how selective buyers have become.

One key change? The days of continual price growth are behind us (for now). Rather than seeing list prices consistently climb, the market has entered a phase where asking prices are holding relatively steady. In other words, homes are no longer guaranteed to appreciate month over month. If your expectations are tied to peak-price eras, you may be setting yourself up for disappointment.

If your home isn’t gaining traction, here are red flags that suggest your price might be off:

You receive very few—or no—showing requests
You get only lowball offers, or none at all
Feedback from showings is consistently negative
Your home has lingered on the market beyond the local average

If any of those apply, it’s not a time to sit tight. It’s a time to reassess.

The Fix: Align Your Price with Today’s Market

Your best strategy is to list in harmony with current buyer expectations—not based on what similar homes fetched last year or in boom times. That may mean making a minor adjustment, rather than a dramatic cut. Even modest pricing tweaks can reignite interest and bring in the right buyers. It's imperative to work with a well-informed realtor. They can help you benchmark your home against recent comparable sales (in your specific area) so your price feels accurate.

And while you might worry about losing out on potential upside, remember this: you’ve probably built up equity over time. Even if your sale margin isn’t sky-high, odds are you’ll still come out ahead compared to where you started.

Bottom Line

Patience won’t sell your house — the right pricing will.

If your home isn’t drawing buyers, the market is sending a signal. Adjusting your price to match today’s conditions can change everything. I’d be glad to walk you through how to position your home competitively—just reach out, and we’ll make sure your listing stands out for all the right reasons.