The Market Has Shifted

Alex Mysinek says the biggest mistake sellers are making in 2026 is ignoring how much the market has changed. Buyers now have more inventory to choose from, more negotiating power, and less urgency than they had a couple of years ago. Sellers who still expect the conditions of the recent past may find their homes sitting while buyers keep looking.

Pricing Like It Is 2021

Many sellers are still pricing as if it were 2021. They anchor to what a neighbor got two years ago or to a Zestimate from last spring. Those numbers can feel reassuring, but they often do not reflect what buyers are willing to pay today. Online estimates also vary in accuracy, so a local agent’s analysis of recent comparable sales is a better guide.

Why an Overpriced Listing Sits

An overpriced listing tends to sit, and once it sits, buyers start assuming something is wrong with the home. Eventually the seller ends up cutting the price anyway, but from a weaker position. The longer days on market stack up, the more negotiating leverage shifts to the buyer.

What Actually Works Right Now

Alex shares three strategies. First, price it right from day one. Correct pricing creates activity, and activity creates offers. Second, think beyond the price cut. A seller concession toward the buyer’s closing costs or a rate buydown can often do more for the buyer’s monthly payment than a price reduction of the same amount, and it keeps your sale price higher. Concession limits vary by loan program, so it is worth confirming what is allowed. Third, know your local market. National headlines do not sell your house. Your neighborhood’s inventory and days on market do.

See What a Buydown Does Compared to a Price Drop

If you are selling, or you are an agent with a listing that is sitting, message Alex Mysinek. He will show you what a buydown does to a buyer’s payment compared to a price drop. It is a conversation that can save deals.

Sources

NAR.realtor
FreddieMac.com
Fanniemae.com
Realtor.com
ConsumerFinancialProtectionBureau.gov