August 28, 2025 | Selling
Is Your Home Priced to Sell?
Selling a home can be an emotional time – particularly when the process is unfolding quickly. As real estate agents, it is our responsibility to help you price your home according to the market conditions.
This is often called pricing to sell, and it means that the home is priced well enough to attract the attention of buyers without leaving money on the table. In this post, we will go over what it looks like to price a home to sell, from the terminology itself down to the supporting strategy, and answer the question: Is your home priced to sell?
What’s Going on in the Market?
One of the trends we have noticed in the market is a sense of urgency from existing listing clients to sell their home before the end of summer so that they can make the move into their new home before the snow arrives.
However, on the flip side, there seems to be a halt from buyers and sellers who have pre-conceived notions regarding the current economy and the ongoing threat of tariffs and trade wars.
The market seems to be split with extremely motivated sellers and buyers on one side and apprehensive prospects on the other, which makes pricing your home to sell is even more essential to getting the right attention from prospective buyers.
Want to sell your house for top dollar? Find more helpful advice in these blogs!
What Does Priced to Sell Mean?
Priced to sell means that the home is priced at a level that aligns with the current market conditions and reports. Ensuring that the seller is informed with realistic expectations that are based on current listings and recently sold homes in their community will ensure that the home does not sit on the market longer than it should.
This differs from other kinds of pricing strategies that Realtors may use.
Pricing Low
This is a common real estate pricing strategy to spark buyer interest and is a trend that occurred commonly during 2022, when the pandemic conditions sparked market value and homes were frequently landing in multiple offers and selling far beyond their current market value. This real estate pricing strategy is still adopted by Realtors as a way to spark interest in the listing and create a sense of urgency.
Overpricing/Maximizing Price
We have always adopted the mentality that the “market talks,” and when homes are not priced according to the conditions, they will sit on the market for longer periods of time and spark much less interest.
This elongates the process for the seller, building stress and often results in multiple price reductions/ cancellations and relists. It is always easier to set a realistic asking price the first time and walk away with a fair, equitable sold price.
How to Get the Price Right
Before any of our agents go into a listing presentation, they begin by looking at what is called the “comparable listings” and completing a comprehensive analysis of similar homes to their clients in the area that have sold in this calendar year. This includes looking at homes currently on the market, their asking price, and recent activity to determine the ideal asking price for your home.
During the listing presentation, our agents will reference our local market stats and compare the average days on market and average sale price to the homes that are currently on the market or just sold in their area.
Buyer and seller market conditions will always differ, and this is because it is entirely dependent on the economy, mixed with the demand for housing. In an area such as Wellington, where the community is continuing to grow and develop, there is always a demand for homes.
However, some styles of homes and neighbourhoods, in particular, are in higher demand than others. The idea is that there is something for everyone, which means that beyond just pricing a home to sell, adopting an expert seller strategy through marketing and an established database is key!
Pricing Tiers
Have you ever heard of pricing tiers? In short summary, a pricing tier is where your home’s listing price falls on a psychological price point.
For example, $499,900 vs $500,000. Many clients have their Realtors set up home searches and emailers for them that are designed to send them homes that match their criteria. If a client has a saved search that caps out at a specific price point, then they may not get your listing.
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As much as these hypothetical price points only share a difference of $100.00, they appear to be entirely different because of the first decimal. The home priced at $499,900 or even $499,999, for example, appears to be more affordable/ looks as though it has more wiggle room from the listing price. Whereas the home priced at $500,000 could appear more definitive.
Selling your home soon? Check out these blogs for more advice.
- Should You Buy or Sell First?
- Is It The Right Time To Sell My Home- Here’s What You Need to Know
- Beyond Four Walls: How to Leverage Community Amenities When Selling Your Home
Getting the Most Out of Your Home With Staging
Now, some of the best pricing strategies that real estate agents can employ is allowing your prospective buyers to see themselves living in the home. Can you guess what this might be?…Staging!.
Staging is a great way to justify your asking price because it assists the home in its buyer appeal by showcasing stylish and sleek interior design. Staging and presentation are value-enhancing features when they are used correctly. The best staging should be neutral, with some pops of colour that still allow the buyer to visualize themselves in the space.
Working with a trusted staging professional will ensure that your home showcases at its best!
When Should I Cancel and Re-list?
If you listed your home 2-4 weeks ago with an agent and have seen very minimal traffic, little to no showings/general inquiries This initial time is called the critical period, and it is when your listing will receive the most traffic. You might be wondering: How long should a house be on the market before you reduce the price?
A cancellation and re-listing your home with different forward-facing photos helps the listing reach a new price point audience automatically and spikes existing prospects’ interest.
However, if you are apprehensive about doing a price change, there are other ways to spark interest in your home first. Employing a full marketing package/campaign will increase outward exposure and spark interest through various platforms across different audiences.
Each home has its own intricacies and unique selling points, and highlighting what makes the home different is the best way to set it apart from the competition.
Final Thoughts
The key takeaway is that pricing to sell is an essential part of ensuring a smooth, timely transition. If you are concerned about the current average days on market and want to know how to beat out the odds, speaking to an experienced Realtor who has a proven real estate pricing strategy will help ease your concerns, and will attract the right buyer your way.
Selling your home? We can help! Reach us by email at info@capstonereps.com or call 519.824.9050.
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Thinking about buying or selling a home in Guelph or Wellington County? Start the conversation with our team today.
