Here's a Thought: Would You Buy Your Own House Right Now?

So let me ask you something that might sting a little. If your house hit the market today at the price you're thinking of listing it for, would you buy it? Be honest. Would you write that offer?

I've been selling homes in Las Vegas for years, and this is the question I ask every seller who's convinced their house is worth top dollar because, well, they love it. And I get it! You should love your home. You've lived there. You've made memories there. Maybe you even survived a summer without AC working for three days (we've all been there in Vegas).

But here's the thing. Buyers don't care about your memories. They care about value.

The Reality Check Nobody Wants

When you're pricing your home, you're not just slapping a number on a sign and hoping for the best. You're competing. In Henderson, in Summerlin, in North Las Vegas – wherever you are – there are other homes screaming for attention. And buyers? They're comparing everything.

That house down the street with the updated kitchen? Yeah, they're looking at that one too. The one with the pool that actually looks inviting and not like a science experiment? Definitely on their list. Your house needs to stand out, and pricing is where that battle is won or lost.

Why This Question Actually Matters

Think about the last thing you bought. Did you pay more than it was worth? Probably not. You researched it. You compared prices. You made sure you weren't getting ripped off.

Buyers are doing the exact same thing with your house. They've got apps showing them every comparable property. They know what sold last month and for how much. They can see that the house three streets over has granite counters and yours still rocks the 2005 laminate special.

If you wouldn't pay your asking price knowing what else is out there, why would they?

The Las Vegas Market Isn't Magical

Sure, our market has been wild. We've seen crazy appreciation. But we've also seen corrections. Right now, buyers have options, and they're getting pickier. That overpriced listing? It sits. And sits. And sits some more.

I've watched gorgeous homes in great neighborhoods languish for months because the seller was convinced they could get "just a little more." Meanwhile, similar homes priced right sold in days. The difference wasn't the house. It was reality.

How to Actually Answer This Question

Pull up the listings in your area. Seriously, do it right now. Look at homes similar to yours. Visit a few open houses if you can stomach it on a Sunday afternoon.

Ask yourself: Would I choose my house over these others at my price? Would I feel good about that decision? Or would I feel like I overpaid?

Your gut reaction tells you everything. If there's even a flicker of doubt, your price needs work.

The Bottom Line

Pricing isn't about feelings. It's about market reality. And the market doesn't care that you renovated the guest bathroom or that you have the best view of the Strip from your backyard.

It cares about one thing: Is this house worth the money compared to everything else available?

So before you list, take off the homeowner hat. Put on the buyer hat. Be brutally honest. Because if you wouldn't buy your house at that price, nobody else will either.

And trust me, watching your listing go stale while you drop the price every two weeks? That's way more painful than pricing it right from day one.