The 3 Questions That Can Save Your Home Sale
Recently, someone reached out to me with a situation that I have seen more frequently as the market continues to shift. They were frustrated with their real estate agent after 25 days on the market, 20 showings, and no offers. Trust had broken down, communication was strained, and they were left wondering whether they should fire their real estate agent altogether to save their home sale. These situations are becoming more common as real estate agents struggle to price and position properties in a market that is changing quickly.
As I wrote in my earlier piece Buyers Are Back in Charge. For Now, the real estate market is evolving fast. Pricing strategies that worked even a few weeks ago may no longer be effective. In some markets, inventory has surged while buyers have pulled back, and agents are finding it difficult to rely on recent comparable sales to set accurate prices. Sellers are left feeling anxious, unsure of whether their agent is truly delivering the right advice, and wondering what to do next.
Take a Deep Breath and Have the Right Conversation
The first thing I recommend is to take a deep breath. This is an emotionally charged process, but before making any major decisions like firing your real estate agent, I strongly encourage having a very candid, structured conversation. Here are the three critical questions that every seller should ask their real estate agent in this situation.
Question One: What price will sell my home in 72 hours
This may feel like a harsh question, but it is the most important one. Ask your agent very directly. If I needed to sell this home in 72 hours, what price would you set. Make it clear to them that your feelings will not be hurt by their answer. You want their most honest, data driven opinion. The goal here is not to assign blame or rehash past pricing mistakes but to get the clearest picture of where the market stands today. Sometimes agents are hesitant to give tough feedback, but by asking this specific question, you force a transparent conversation that can cut through the anxiety and second guessing.
Question Two: What exact improvements need to be made
Next, ask your agent to provide a very specific list of improvements or repairs that need to be done to make the home show at its absolute best. Vague suggestions are not helpful. You want a clear list that can be executed. This might include things like painting certain rooms, repairing a broken door, updating lighting, or decluttering particular areas. By getting this detailed list, you avoid miscommunication and ensure you are doing everything possible to maximize your home’s appeal to buyers. I always recommend that you try to view your property with the eyes of a buyer. Would you want to move in and immediately do a bunch of deferred maintenance. If you would not, your buyers will likely feel the same.
Question Three: What specific marketing has been done
Finally, ask your agent for a comprehensive list of what they have done to market the property. This includes online listings, social media posts, open houses, paid advertising, email campaigns, and any outreach to their network of buyers and real estate agents. The goal is to understand whether your real estate agent has exhausted all reasonable avenues to attract potential buyers or if there is more that can be done. This also helps you gauge whether the issue is marketing exposure or pricing strategy.
Why You Should Not Fire Your Agent Immediately
It is easy to let frustration build when your home has not sold as quickly as you had hoped. But after only 25 days, it may not be wise to immediately assume your agent has failed. As one seller wisely noted to me recently, 25 days is not too short a period for the market to change, especially this year. Sometimes the market simply shifts while your home is listed. Having a candid discussion first allows you to see if you can realign your pricing and marketing strategy without the headache of terminating a contract and starting over with a new agent.
If You Still Do Not Feel Confident
If after this conversation you still feel your real estate agent cannot provide you with the data, guidance, and honesty you need, then it may be time to explore other options. I am always happy to refer clients to experienced real estate professionals in their local market who can provide a fresh perspective and help build a new strategy for getting the home sold.
Markets Require Calm and Strategy
Markets are shifting. Emotions are high. Uncertainty is everywhere. But by focusing on clear communication, asking the right questions, and staying calm, you will put yourself in the best position to make a smart, informed decision for your sale.
Let Me Help Connect You
If you find yourself in a similar situation and are not sure what to do next, feel free to reach out. While I do not personally represent buyers or sellers any longer, I have a trusted network of real estate professionals across the country and would be happy to connect you with someone who can guide you through the process.
