After more than a decade in real estate, I’ve seen just about everything. I’ve worked with sellers who follow every piece of advice and sell their homes in a weekend, and I’ve worked with others who, despite my best efforts, make the process much harder than it needs to be. We agents are your partners in this journey, and our goal is the same as yours: to get your home sold for the best possible price, with the least amount of stress.

Sometimes, though, there’s a gap between what sellers think is best and what we know works in the current market. We want to tell you these things, but it can be tricky. So, consider this a look behind the curtain. These are the secrets, the frank advice, and the simple truths that real estate agents wish every seller knew right from the start.

1. Your Home's Price Isn't Based on Your Feelings

This is probably the toughest conversation I have with sellers. You’ve poured years of love, sweat, and money into your home. You remember the holidays celebrated in the dining room and the kids’ heights marked on a door frame. To you, the home is priceless. But to a buyer, it's a property with a market value.

Sellers often want to price their home based on what they need to get out of it to buy their next place, or what they feel it's worth. We agents, however, have to price it based on data—what similar homes in your area have actually sold for recently. This is called a Comparative Market Analysis (CMA), and it's our most important tool. Overpricing your home is the single biggest mistake you can make. It causes your house to sit on the market, and buyers start to wonder what’s wrong with it.

What you can do: Trust the data. Let's work together to find a competitive price that attracts buyers from day one. An initial surge of interest is far more valuable than starting high and hoping for the best.

2. Your Decorating Style Isn't Everyone's Style

You might absolutely love your bright accent walls, extensive family photo gallery, and cozy, oversized furniture. It’s what makes your house a home. But when you're selling, your house needs to stop being your home and start being a potential home for someone else. Buyers need to be able to picture their own lives and their own furniture in the space.

This is where depersonalizing and staging come in. It’s not a criticism of your taste! It’s a marketing strategy. A neutral, decluttered space feels bigger, brighter, and more inviting. It allows a buyer’s imagination to take over.

What you can do: Pack away personal photos and quirky collectibles. Give the walls a fresh coat of neutral paint. If a room is crowded with furniture, consider putting some pieces in storage. The goal is to create a clean, welcoming canvas.

3. We Know When You're "Hiding" Things

Buyers are detectives, and so are we. When a buyer's agent walks into a home, they are trained to look for red flags. A fresh paint patch on the ceiling might hide a past water leak. A bunch of air fresheners plugged into every outlet makes us wonder what smell you're trying to cover up. A strategically placed area rug could be concealing a damaged floor.

Trying to hide known issues almost always backfires. It creates distrust, and if a problem is discovered during the home inspection (which it usually is), it can derail the entire deal. It’s much better to be upfront about any issues.

What you can do: Disclose any known problems from the start. We can price the home accordingly or recommend getting the issue fixed beforehand. Honesty builds trust and leads to a much smoother transaction for everyone.

4. Professional Photos Are Not Optional

In today's market, the first showing almost always happens online. Buyers scroll through hundreds of listings, and the photos are what make them stop and take a closer look—or keep on scrolling. Cell phone pictures just don’t cut it. They can make rooms look dark, small, and unappealing.

A professional real estate photographer knows how to use lighting, angles, and editing to make your home look its absolute best. It is, without a doubt, one of the most important marketing investments we make. It's what gets buyers in the door for a real-life showing.

What you can do: When your agent says they are hiring a professional photographer, be thrilled! And make sure the house is spotless and "photo-ready" on picture day. It will pay off.

5. You Have to Leave for Showings

I get it, it's your house. You're proud of it and you think you can point out all the great features to potential buyers. But having the seller present during a showing almost always makes buyers uncomfortable.

They feel like they're intruding, so they rush through the house. They won’t open closet doors or look closely at things. They can't speak freely with their agent about what they like and don't like. It prevents them from truly connecting with the space and imagining it as their own.

What you can do: Please, please leave the house during showings. Go run an errand, visit a park, or grab a coffee. Give buyers the freedom and space they need to fall in love with your home. Let your agent do their job.

6. Not All "Upgrades" Add Value

You might have spent $20,000 on a high-end pool or a lavishly customized home theater. While those are wonderful features for you to enjoy, it doesn’t mean a buyer will be willing to pay an extra $20,000 for them. Some upgrades have a much better return on investment than others.

Generally, the most reliable investments are updated kitchens and bathrooms, fresh paint, and good curb appeal. Highly personal or niche upgrades, like that swimming pool or a specialized workshop, will only appeal to a small fraction of buyers.

What you can do: Before undertaking a major renovation with the sole purpose of increasing your sale price, talk to your agent. We can provide insight into what today’s buyers are looking for in your specific market and help you invest your money wisely.

Let's Work Together

Selling a home is a team sport, and your agent is your team captain. We have the experience and market knowledge to guide you, but we need your trust and cooperation to make it a winning season. By understanding these "secrets," you’re better equipped to be an active and informed partner in the process. When we work together, we can navigate any challenge and get you to the closing table successfully.