Why Homes Sit on the Market in Montgomery County PA and How to Make Sure Yours Does Not
If you have ever driven past a “For Sale” sign that seems to stay up forever, you have probably wondered what is wrong with that house. In a 2026 market where Montgomery County and Greater Philadelphia are still considered strong and in demand, it is easy to assume that everything sells quickly—but that is not always true.
I am Shaina McAndrews, Realtor and Team Leader of the Shaina McAndrews Team with eXp Realty. My focus is the Greater Philadelphia region, and I spend a lot of time helping sellers whose homes did not sell the first time, or who are afraid of becoming “that listing” that just sits. My approach is built on local market expertise, thoughtful pricing and positioning, and strategies that attract serious buyers instead of chasing the market.
Why Some Homes Still Sit in a Strong Market
Even in a hot or above average market, not every home sells quickly. In 2026, our region is seeing moderate price growth, more inventory than in the peak pandemic years, and buyers who are more cautious and value driven. That combination means buyers have more choices and more willingness to walk away if something does not feel right.
The most common reasons homes sit are:
Overpricing compared to recent sales and current competition.
Weak presentation, both online and in person.
Poor or incomplete marketing that fails to reach the right buyers.
A reactive negotiation approach instead of a strategic one.
The good news is that each of these issues can be addressed when you know what is really going on.
Pricing Mistakes: When the Number Sends the Wrong Message
Pricing is almost always the first and biggest factor when a home does not move. In a data driven market, buyers and their agents can see recent sales, price reductions, and days on market instantly.
Common pricing mistakes include:
Listing at yesterday’s prices instead of today’s reality.
Adding a “buffer” on top of the top of the realistic range.
Ignoring the impact of condition, location, and layout on value.
When a home is clearly priced above its peers, buyers often do not even schedule showings. They simply scroll past and wait for a reduction, or they choose better value elsewhere. By the time the price comes down, the listing may already feel “stale,” which hurts your leverage.
My pricing and positioning strategy starts with local data, then adjusts for the specific strengths and weaknesses of your home so we choose a number that attracts attention instead of repelling it.
Presentation Issues: How Your Home Shows Online and in Person
In 2026, buyers in Montgomery County and Greater Philadelphia start their search online almost 100 percent of the time. That means your photos, description, and virtual presence are not just marketing—they are the first showing.
Homes often sit because:
Photos are dark, cluttered, or taken from unflattering angles.
Key selling features are not highlighted or are hard to see.
The home feels tired, cluttered, or “busy” when buyers walk in.
You do not need a full renovation to fix this. Often, small changes—decluttering, neutralizing, better lighting, simple repairs, and professional photography—dramatically change how buyers feel about your house.
When I work with sellers, we create a clear prep plan focused on making your home feel move in ready and easy for buyers to imagine themselves in, without overspending on projects that will not return their cost.
Poor Marketing: When the Right Buyers Never See Your Home
Pricing and presentation are critical, but they only matter if the right people see your home. In a region with many micro markets and diverse buyer pools, generic or minimal marketing can leave your listing invisible to the buyers who would actually love it.
Homes tend to sit when:
The listing is only pushed through the basic MLS feed with no additional exposure.
The marketing is generic and does not speak to who the home is really for.
There is no clear story about the lifestyle and value the home offers.
Effective marketing today blends strong online exposure, targeted outreach, and a clear narrative that positions your home as one of the best options in its price range. That is what helps create enough interest to generate showings and offers, not just views.
Weak Negotiation Strategy: Losing Momentum Once an Offer Appears
Sometimes the problem is not getting an offer; it is what happens when that first offer arrives. In a market that is still competitive but more balanced, both sides are more careful and negotiations matter.
Homes can sit longer when:
Sellers react emotionally to early offers rather than strategically.
Negotiations drag out and buyers lose interest.
Inspection and appraisal issues are handled without a clear plan.
My role in negotiation is to protect your bottom line and your priorities, while also understanding what the buyer needs to feel good about moving forward. A strong, calm strategy helps keep deals together and prevents your home from falling back on the market, which can hurt future interest.
How Buyers Think in Today’s Market
Buyers in 2026 are cautious but still motivated. They are paying more than ever to own versus rent, and they are very aware of interest rates and monthly payments. That means they look for homes that:
Feel well cared for and move in ready for the price point.
Are priced in line with recent sales and current competition.
Offer a clear lifestyle fit: location, commute, schools, and amenities.
They are also more willing to walk away if something feels overpriced or if inspection issues are handled poorly. Understanding this mindset is key to positioning your home so it feels like a smart, safe choice—not a risky leap.
How I Approach Pricing and Positioning
When I work with sellers, I do not throw out a number and hope. I walk you through:
Recent, relevant comparable sales in your immediate area.
Active listings that will be your true competition.
Pending sales that show where buyers are actually putting their money right now.
Then we:
Adjust for your home’s condition, updates, and micro location.
Discuss different pricing strategies and what each might mean for showings, time on market, and net proceeds.
Build a positioning plan that combines price, presentation, and marketing into a coherent story.
The goal is to launch your home into the market as a strong, compelling option from day one so you are not playing catch up later.
Why Is My House Not Selling—and What Can I Do?
If your home is already on the market and not selling, it is not too late. We can still:
Take an honest look at pricing versus current data.
Evaluate feedback from buyers and agents to see what patterns emerge.
Improve presentation where it will make the most impact.
Adjust marketing to better reach and speak to the right buyers.
Often, a clear-eyed reset in these areas can revive a listing that has stalled.
How to Make Sure Your Home Does Not Sit
To give your home the best chance of selling instead of sitting, you need:
Honest pricing rooted in local data.
Strong presentation that respects buyers’ expectations.
Intentional, targeted marketing.
A clear negotiation strategy before the first offer arrives.
If you are thinking about selling in Montgomery County or Greater Philadelphia and want to avoid becoming that house that just lingers, I invite you to talk with me before you list—or to reach out if you are already on the market and frustrated.
You can book a seller consultation here:
https://calendly.com/agentshainamc/greater-philadelphia-home-seller-consultation
In that meeting, we will review your home, look at what is happening in your specific area, and build a strategy that fits both the market and your goals—so your home is more likely to be the one that moves, not the one that sits.
