The 7 Biggest Mistakes Home Sellers Make in Greater Philadelphia and How to Avoid Them
If you are thinking about selling your home in Greater Philadelphia or Montgomery County, you are probably seeing a lot of mixed messages. Some headlines say homes are still selling quickly and prices are up; others talk about buyers getting pickier and deals taking longer to come together.
I am Shaina McAndrews, a Realtor and Team Leader with deep local market experience and a seller first strategy. I spend a lot of time helping homeowners avoid the same costly mistakes I see over and over again in this shifting 2026 market.
Here are the seven biggest mistakes—and what to do instead.
Mistake 1: Overpricing Because You “Love Your Home”
One of the most expensive mistakes is setting the price based on emotion, not data. In a market where buyers are watching every dollar and have access to the same online information you do, overpricing is a fast way to get ignored.
What to do instead:
Look at recent comparable sales, not just what you “heard” a neighbor got.
Adjust for your home’s actual condition, layout, and micro location—not what you wish it were.
Choose a price that is competitive in today’s market, not last year’s.
The right price creates interest, showings, and leverage. The wrong price creates crickets, frustration, and price cuts.
Mistake 2: Waiting to List Until Everything Is “Perfect”
Many sellers delay for months or years trying to make their home perfect before listing. In the meantime, prices, interest rates, and personal situations shift.
What to do instead:
Focus on high impact, realistic improvements: deep cleaning, decluttering, basic repairs, and neutralizing where needed.
Let go of the idea that you must renovate everything to sell.
Have a strategy conversation early so you know which projects actually matter and which do not.
Perfection is not required; smart preparation is.
Mistake 3: Ignoring Presentation and Online First Impressions
In 2026, almost every buyer starts online. Dark photos, cluttered rooms, and vague descriptions make buyers scroll right past your listing, even in a strong market.
What to do instead:
Declutter and depersonalize: remove excess furniture, personal collections, and most family photos so spaces feel larger and more neutral.
Use professional photography and, where appropriate, floor plans or virtual tours.
Highlight what buyers in your price point care about most: light, layout, storage, outdoor space, and updates.
A well presented home feels more valuable and often sells faster and for better terms.
Mistake 4: Limiting Showings and Making It Hard to See Your Home
If buyers cannot easily get into your home, they will move on to the ones they can. Limited showing windows, strict restrictions, or last minute cancellations can quietly kill your momentum.
What to do instead:
Be as flexible as you reasonably can with showing times, especially in the first two weeks.
Have a simple system for quick tidy ups so you are not overwhelmed every time someone schedules.
Remember: serious buyers are often juggling work, kids, and tight timelines too. Make it easy for them to choose your home.
The more qualified eyes on your home, the more opportunities you have for strong offers.
Mistake 5: Skipping Pre Listing Guidance on Repairs and Condition
Some sellers either ignore repair and condition issues altogether or overinvest in the wrong projects. Both can cost you.
What to do instead:
Get honest advice on what will matter to buyers and what will show up on inspections.
Address obvious issues that could scare buyers away: leaks, safety concerns, glaring deferred maintenance.
Consider a pre listing inspection in certain situations so you can fix or disclose issues upfront and avoid being “chipped away” later during negotiations.
The goal is not to hide problems; it is to manage them strategically so you can stay in control.
Mistake 6: Choosing an Agent Based Only on Price or Promises
Hiring the agent who gives you the highest suggested list price or the lowest commission can feel tempting—but it often backfires. If the strategy is wrong, the “savings” evaporate in the form of a lower sale price, more stress, or a deal that falls apart.
What to do instead:
Ask agents to show you their pricing logic and data, not just a number.
Ask about their communication style, marketing plan, and negotiation approach.
Choose someone who tells you the truth, even when it is uncomfortable, and who can explain the “why” behind their strategy.
Your agent’s skill, honesty, and strategy can have a bigger impact on your net than the commission alone.
Mistake 7: Focusing Only on the Highest Offer and Ignoring Terms
In a competitive segment, you might receive multiple offers. Many sellers focus only on the highest number and ignore the terms that actually determine whether the deal will close smoothly.
What to do instead:
Look at financing type, down payment strength, and contingencies.
Consider timelines, rent backs, and how each offer fits your real life needs.
Talk through how each offer might play out in inspections and appraisal.
The “best” offer is the one that has the right combination of price, strength, and fit for your situation—not just the biggest headline number.
What Should I Not Do When Selling My House?
If you want a simple answer, here it is.
You should not:
Overprice based on emotion.
Hide or ignore condition issues.
Resist feedback and cling to a plan that is not working.
Choose an agent or strategy based purely on what you want to hear.
You should:
Be open to honest conversations about price, presentation, and timing.
Treat your sale like a business decision supported by data and strategy.
Work with someone who is willing to say “no” to bad ideas and help you course correct quickly.
t a Seller First Strategy for Your Home?
If you are considering selling in the next 6 to 12 months in Greater Philadelphia or Montgomery County and want to avoid these mistakes, I would love to talk.
In a consultation, we will:
Review your home and local market data.
Identify which of these seven mistakes would be most dangerous in your situation.
Build a step by step plan that protects your time, your energy, and your net proceeds.
You can book a seller consultation here
https://calendly.com/agentshainamc/greater-philadelphia-home-seller-consultation
Selling your home does not have to be chaotic or confusing. With the right strategy and guidance, you can move through it feeling informed, prepared, and confident in the decisions you are making.
