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The Las Vegas housing market has shifted, and some sellers have not caught up. The strategies that worked in 2021 and 2022 do not work now. Inventory is up. Buyers have options. Days on market have stretched. And yet I keep seeing sellers make the same mistakes, ones that cost them time and money. If you are thinking about listing your home, here are five mistakes to avoid and what to do instead. These are not hypothetical. These are patterns I see playing out in real listings across the valley every week.

Mistake 1: Pricing Based on What You Need, Not What the Market Says

This is the most common and most expensive mistake. A seller calculates what they need to walk away with after paying off their mortgage, covering closing costs, and hitting some target number. Then they work backward to a list price.

The problem is that buyers do not care what you need. They care about value relative to other options. If your number does not align with recent comparable sales, your home sits while correctly priced homes sell.

What to do instead: Start with the data. What have similar homes actually sold for in your neighborhood in the past 60 days? That is your starting point. If the number does not work for your situation, you might need to reconsider your timeline or expectations, but the market is going to market regardless.

Mistake 2: Skipping Preparation Because "It Sold Fine Last Time"

During the frenzy, homes sold regardless of condition. Buyers were so desperate they overlooked dated kitchens, deferred maintenance, and cluttered spaces. That created a false sense that preparation does not matter.

It matters now. Buyers are comparing your home to other options. A home that shows well beats a home that does not. Basic staging, deep cleaning, minor repairs, and professional photography make a measurable difference in how quickly you sell and for how much.

What to do instead: Invest in presentation before you list. Declutter aggressively. Fix the small stuff that makes a bad impression. Get professional photos. First impressions are formed online before buyers ever walk through the door.

Mistake 3: Refusing to Negotiate on Price or Terms

Some sellers treat their list price as sacred. Any offer below asking is an insult. Any request for closing cost help or repair credits is rejected immediately.

In a seller's market, you can get away with that. In a balanced market, you cannot. Buyers have options. If you will not negotiate reasonably, they move on to a seller who will.

What to do instead: Build some flexibility into your expectations. If you need to net a certain amount, price accordingly but be willing to negotiate on terms. A buyer asking for $5,000 in closing cost help is not trying to insult you. They are trying to make the deal work. Meeting them partway often makes sense.

Mistake 4: Ignoring What You Are Competing Against

Your competition is not just other resale homes in your neighborhood. It is every home a buyer could choose instead of yours at a similar price point. That includes new construction, which right now comes with significant builder incentives like rate buydowns, closing cost assistance, and upgrade packages.

If a buyer can get a brand new home with a 2-point rate buydown and $15,000 in closing cost help for the same price as your resale home, your resale home needs to offer compelling value to compete.

What to do instead: Know your competition. Tour some new construction communities to see what buyers are being offered. Understand why a buyer would choose your home over a new build or another resale listing. Price and present accordingly.

Mistake 5: Waiting for a Better Market

Some sellers decide to wait because they think the market will improve. Rates will drop. Prices will climb. Conditions will get better.

Maybe. But maybe not. And while you wait, you continue paying mortgage, taxes, insurance, and maintenance on a home you were ready to sell. Meanwhile, inventory continues to rise, meaning more competition when you do eventually list.

The sellers who are successfully closing deals right now are the ones who accepted current conditions and priced accordingly. The ones waiting for 2021 to come back are still waiting.

What to do instead: Make decisions based on current reality, not hoped-for future conditions. If selling makes sense for your life right now, the current market is workable. If you need to wait for a specific price that the market does not support, you might be waiting a long time.

The Common Thread

All five mistakes share something in common: they are based on what the seller wants rather than what the market is actually doing. That worked when sellers had all the leverage. It does not work now.

The sellers who are succeeding in the current market are realistic about pricing, willing to prepare their homes properly, flexible on terms, aware of their competition, and ready to act on current conditions rather than hypothetical future ones.

Where to Start

If you are thinking about selling and want to avoid these mistakes, start with an honest assessment of where you stand. What is your home actually worth? What does the competition look like? What would it take to present your home at its best?

I help sellers navigate the current market with realistic expectations and solid strategy. Not what worked two years ago. What works now.

Ready for an honest conversation? Request a free home evaluation here or reach out directly to talk through your situation.