The short answer
Choose a listing agent with recent sales in your neighborhood, a clear marketing plan and a pricing recommendation they can back up with data. Price your home from a comparative market analysis – recent sales, active competition and homes that failed to sell – adjusted for condition and location. The right price attracts the most buyers in the first two weeks, when interest in a new listing is highest.
Overpricing is the most expensive mistake in selling. The first two weeks bring the most buyers - a price that misses them rarely recovers.
What should I look for in a listing agent?
- Local results. Recent sales near you, how their list prices compared with sale prices, and how long their listings took to sell.
- A marketing plan. Professional photography, the MLS and major portals, social media, and their own network of buyers and agents.
- Pricing you can check. An agent who shows you the comparable sales behind their number – not one who simply quotes the highest figure.
- Communication. How often you will hear from them, and how showing feedback reaches you.
- Negotiation. How they handle multiple offers, inspection requests and low appraisals.
How is a listing agent paid?
Commission is negotiable and is agreed in writing in your listing agreement before your home goes on the market. The agreement also sets out whether you will offer to pay any compensation to a buyer’s agent, which is now negotiated separately and no longer advertised on the MLS. I will walk you through the options and how each could affect the buyers who see your home.
How do real estate agents determine list price?
With a comparative market analysis, or CMA. It looks at:
- Recent sales of similar homes nearby, usually within the last three to six months
- Active listings – the homes buyers will compare with yours this week
- Pending sales – the most current signal of where prices are heading
- Expired and withdrawn listings – what buyers refused to pay
Each comparable is adjusted for differences in size, condition, updates, lot and location. The result is a price range, and where you list within it depends on your timeline and the market.
What happens if I overprice my home?
Overpricing is the most expensive mistake a seller can make. Buyers and their agents know the market, so an overpriced home gets fewer showings, sits longer, and usually ends up selling for less after one or more price reductions. The longer a home sits, the more buyers wonder what is wrong with it. Pricing right from day one captures the burst of attention every new listing gets.
Is an online home value estimate accurate?
Automated estimates are a useful starting point, but they cannot see inside your home. They miss updates, condition, layout, views and how your street compares with the next one, so they can be off by tens of thousands of dollars. A walk-through plus a CMA gives you a number you can plan around.
Common questions
What is a comparative market analysis?
A CMA is an agent’s report comparing your home with similar homes that recently sold, are for sale now, or failed to sell. It is the basis for a realistic list price.
Should I price my home low to start a bidding war?
Sometimes, in a strong market with high demand for homes like yours. It can also backfire if too few buyers respond. It is a strategy to decide with current local data, not a rule.
How long is a listing agreement?
Terms vary, often from three to six months. You can negotiate the length and ask how the agreement can be ended early.
Can I sell my house without an agent?
Yes, as for sale by owner. You then handle pricing, marketing, showings, negotiation, contracts and deadlines yourself, and most buyers will still have an agent of their own.
Get a price you can trust
I will walk through your home, prepare a CMA and show you every sale behind my recommendation. With a price set, it is time to prepare your home for the market.