Your home has been on the market for six weeks. Zero offers. Your agent keeps talking about “market conditions” and “seasonal slowdowns.” You’re watching other houses in your neighborhood sell while yours sits.
Here’s what nobody is telling you: The market isn’t your problem. Your price is.
Las Vegas inventory sits at 10,520 active properties with only 2,614 sales in the last 30 days. That’s significantly below typical summer volume of 3,200 to 3,600 monthly sales. But homes priced correctly are still selling. The difference between properties that move in two weeks and properties that sit for six months comes down to strategy, not market conditions.
Price: The Problem Nobody Wants to Discuss
A house should be listed at $600,000. The seller insists on $650,000 because “that’s what I need to make this move work.”
The agent agrees to “give it a shot.”
Forty-five days later at $650,000: Zero offers. Nobody even schedules a showing after the first week.
The price drops to $635,000. Still nothing.
Two months later: $625,000. The market has been declining the entire time. Now the uncomfortable conversation happens: “You need to be at $600,000 to even have a chance. If we don’t get activity in 30 days, take it off until January and relist fresh.”
Six months wasted. The property that would have sold at $600,000 in week one now needs to be priced at $590,000 because it’s stale. Days on market are climbing. Every buyer who sees that listing counter wonders what’s wrong with the property.
What Actually Happens During Those Six Months
The market doesn’t pause while you test unrealistic pricing. It keeps moving. In a declining market, you’re losing $200 per day on a $600,000 property if values drop 1% monthly. That’s $6,000 per month in lost value.
Your negotiating power evaporates. A house sitting at $600,000 for three months with no price changes tells buyers three things: stubborn seller, doesn’t really want to sell, won’t negotiate.
A house that started at $670,000 and adjusted to $650,000, then $630,000 over 90 days tells a different story: motivated seller who started too high but is willing to be reasonable.
The problem? Both strategies usually fail. The first strategy loses money daily and never generates offers. The second strategy shows desperation and signals “I need my house sold now”—which destroys negotiating leverage.
Why Some Agents Take Overpriced Listings
Top agents walk away from properties listed $100,000 over market value. They don’t want the headache of monthly calls trying to talk sellers down to reality.
Other agents say “give it to us, we’ll take it.” Their strategy is unclear beyond collecting a listing and hoping the seller eventually comes around. Meanwhile, they field daily calls from demanding sellers wondering why nobody is making offers.
One Rhodes Ranch seller calls and texts her agents daily. Every single day. That’s not a client relationship—that’s a hostage situation where nobody wins.
The professional approach is different: Price it right from day one based on comparable sales data, not on what you need or what you think it’s worth. Generate activity in the first two weeks when listings are fresh. Create urgency through strategic pricing that makes buyers act fast.
What You Spent on Renovations Doesn’t Matter
You invested $50,000 in a kitchen remodel. Custom cabinets. Quartz countertops. Professional-grade appliances. You love it. Your friends compliment it every time they visit.
Buyers see it as “a kitchen.” That’s it.
They’re not adding $50,000 to their offer because you spent $50,000. They’re looking at comparable sales. What did similar homes without kitchen remodels sell for? What did homes with updated kitchens sell for? What’s the market value difference?
That gap is usually $10,000 to $20,000 for kitchen updates, not dollar-for-dollar recovery of renovation costs.
The $700K House With $300K in Improvements
List your home at $700,000. You put $300,000 into improvements over the years. You expect buyers to appreciate that investment.
Buyers don’t care. They’re looking at three comparable homes: one at $680,000 that sold last month, one at $695,000 currently pending, and one at $710,000 that’s been sitting for 60 days.
Your $300,000 in improvements doesn’t change comparable sales data. If buyers can get your remodeled house at $695,000 (comparable price), they feel like they won. They got a great deal on a turn-key property.
If you’re holding firm at $750,000 because of your investment, they move on. There are 10,520 other properties to choose from in Las Vegas right now.
The Tale of Two Properties at $400K and $420K
Showing homes in Northwest Las Vegas reveals pricing psychology in action. Property A lists at $420,000. It’s a flip. New paint, new flooring, updated kitchen. Looks great in photos.
Walk through the door and problems appear immediately. Floors are crooked. Windows have two-finger gaps to the outside—every single window needs replacement. No attention to detail. It’s a half-ass flip using the cheapest materials and fastest timeline.
Property B lists at $400,000. It’s not a flip. Original owner. Some updates over the years but nothing recent. Good condition. Solid bones. Move-in ready. No deferred maintenance screaming for attention.
Buyers choose Property B every time. It’s $20,000 cheaper and it’s actually better. The flip fooled nobody except maybe the flipper who thought lipstick on a pig would command premium pricing.
The Worst Remodel Example: Los Prados Disaster
A property in Los Prados should list at $500,000. The owner did extensive remodeling. She hired the cheapest contractors available. They stole her money and did terrible work. She did much of the work herself without proper skills.
Every window in the house is broken and needs replacement. The remodel is legitimately the worst anyone has seen. It started at $550,000. Now it’s at $500,000 and still won’t sell.
At $500,000 she nets $30,000. That’s it. Years of ownership and terrible renovation decisions resulted in minimal equity.
The property is so problematic that real estate investors won’t take it even on a subject-to deal (assume payments). It’s in a 40-year-old community that’s dated. The entire remodel needs to be redone. Nobody wants that headache at any price that makes sense for the seller.
Photos and Presentation: Your First Impression Kills Deals
Ninety-nine percent of buyers shop online first. Sometimes for months before scheduling in-person showings. They’re looking thoroughly at photos, virtual tours, and property descriptions before they ever call an agent.
Dark photos, cluttered rooms, and bad lighting equal immediate rejection. Buyers literally swipe left on your house the same way they swipe left on dating apps. First impression is everything.
The Bathroom Photo That Ruins Listings
Walk into a bathroom for a listing photo shoot. Everything the owner uses every morning is sitting on the counter. Toothbrush. Deodorant. Hair gel. Makeup. Medicine bottles. Razors.
Towels are everywhere. On the floor. Draped over the shower. Piled on the toilet tank. Used towels serving as washcloths. It looks like a teenager’s bathroom after a rushed morning getting ready for school.
Some people live this way. They don’t put anything away. It’s just how they operate.
Then they wonder why buyers aren’t making offers after showings.
Professional presentation means everything goes in drawers and cabinets. The counter shows soap and maybe a Kleenex box. Nothing else. Towels are fresh, neatly hung, and minimal. The bathroom looks like a model home, not a lived-in space.
Photos Can Work Both Ways
Great photos get people into ugly homes. Bad photos keep people out of beautiful homes.
Recent example: Clients wanted to see multiple 1,100-square-foot properties. None of them would work for their needs—too small based on family size and requirements. But the photos were pristine.
They scheduled showings anyway because the photos sold them. In person, baseboards were messed up. The flips were mediocre quality at best. But the photos accomplished their goal: Get buyers in the door.
The reverse happens constantly. Good homes with terrible photos sit on the market because nobody schedules showings. The online presentation fails so completely that the property never gets a chance to show its actual strengths.
The Air Vent Inspection Trick
You can’t fool experienced agents or buyers about property maintenance. Here’s the tell: air vents.
Walk into a home that looks clean everywhere. Counters are clear. Floors are swept. Everything appears maintained. Then check the air vents.
If they’re dirty, dust-covered, and clearly haven’t been cleaned in months or years, the owner isn’t taking care of the house. If the vents are clean with fresh filters and the grills are wiped down, you’re looking at a meticulous owner who does regular maintenance.
That small detail reveals everything about how the property has been maintained over years of ownership.
During Showings: Smell Kills More Deals Than You Think
A decent house with cigarette smell won’t sell to non-smokers. That’s not an exaggeration. If you’re not a smoker and you walk into a smoker’s house, you’re almost guaranteed not to buy it.
The smell permeates everything. Walls. Carpets. Cabinets. HVAC systems. It’s not surface-level. It’s structural. Buyers know they’re facing thousands in remediation costs or they’ll live with that smell forever.
Pet Odors Create the Same Problem
Everyone loves their own pets. Nobody else likes smelling your pets.
Dogs. Cats. Birds. Whatever animals live in your house have created odors you don’t notice anymore. You’ve become nose-blind to it. Every visitor notices immediately.
Get the house professionally treated to eliminate pet odors before listing. Do it before the property goes live on the market. The cost is minimal compared to the sales you’ll lose from buyers who walk in and immediately decide against making offers.
Natural Solutions Instead of Chemical Sprays
Don’t use chemical air fresheners. They’re obvious. They’re toxic. They smell artificial.
Use essential oils instead. Lavender oil. Peppermint oil. Natural scents that improve the environment without screaming “we’re covering something up.”
Better yet, eliminate the source of bad smells rather than masking them. Deep clean. Replace HVAC filters. Shampoo carpets. Open windows for fresh air circulation. Address the problem at its root.
Ignoring Showing Feedback Costs You Thousands
Three agents show your property. Two of them provide feedback: “The house smelled musty” or “Strong pet odor throughout.”
That’s not casual commentary. That’s your problem identified. Fix it immediately.
Agents provide feedback for a reason. When multiple agents mention the same issue, you have repetitive feedback that demands action. If the problem can be changed, change it as quickly as possible.
That smell issue might not be the only reason your house isn’t selling, but it’s absolutely a contributing factor. Maybe it’s the primary factor. You won’t know until you fix it and see if showing activity increases.
When Feedback Identifies Unchangeable Problems
Some feedback can’t be addressed through improvements. A townhome with a two-foot-wide backyard gets feedback: “No outdoor space.” You can’t add a backyard. The property is what it is.
A house backing up to commercial property (like a Salvation Army with loading dock operations visible from your backyard) gets feedback about noise and lack of privacy. You can’t move the Salvation Army.
A property backing up to Wallapai Road gets feedback about traffic noise. You can’t relocate a major road.
These unchangeable factors require price adjustments, not property improvements. The right buyer exists for every property at the right price. If location factors create drawbacks, pricing must reflect that reality.
Your Agent Might Be the Problem
Part-time agents doing real estate around their primary jobs can’t provide full-time service. If your agent is a bartender working 40 hours per week at their main job, they can’t take calls during those 40 hours.
When your dream buyer calls with questions Tuesday at 2 PM, your agent is unavailable. When a showing needs to be scheduled immediately, your agent can’t accommodate. When an offer comes in requiring quick response, your agent is at their other job.
Everyone has to start somewhere. Part-time agents can develop into excellent full-time professionals. But in a slower market with only 2,614 monthly sales across 10,520 active listings, you need full-time expertise working for you constantly.
What Full-Time Professional Service Actually Looks Like
The Real Estate Guys operate a 702-310-MOVE hotline marketed constantly across radio, TV, online, and social media. That number is answered 12 hours daily, seven days per week.
If buyers hear marketing for your property, they can reach someone immediately. No waiting for callbacks. No voicemail messages that might get returned tonight or maybe tomorrow.
Team meetings happen every Wednesday. The entire team discusses strategies for selling current listings, getting more clients, and addressing challenges. It’s focused on dos and don’ts based on real market feedback.
Tuesday training sessions teach agents how to handle phone calls, what to say to prospects, and how to represent sellers professionally. Scripts ensure consistency. Everyone knows how to answer: “Aaron Taylor here with the Real Estate Guys. How can we help you?”
Practice and training happen constantly. This isn’t casual. It’s professional development designed to sell properties efficiently.
Marketing Infrastructure Most Agents Don’t Have
Janessa serves as full-time marketing director. She’s been with the team for 19 years. The team meets with her three to four times weekly about Google performance, radio campaigns, TV advertising, database management, upcoming picnics, and community involvement.
Culture discussions happen regularly: Who are we helping? What community service projects are we participating in? Feeding homeless populations? Packing groceries at food banks?
This is a professional business built specifically to sell houses, not a side gig someone does between their primary job responsibilities.
The Track Record That Matters
Nevada has over 18,000 real estate agents. The Real Estate Guys consistently rank in the top 10 annually. They’ve sold over 8,000 homes representing more than $2 billion in sales.
The team currently has 20 to 25 agents. Only five of them meet with sellers for listings. All five have 10 to 15 years of experience minimum. The least experienced listing agent has been on the team for nine years.
Every Wednesday after the team meeting, the listing team holds a separate meeting. They discuss strategies for current listings. They share market updates: How are you feeling about the market? Is this area performing better than that area? Are homes getting activity at specific price points? Do current prices look appropriate?
Different agents handling different property types and neighborhoods provide varied perspectives. Good conversations create good strategies. The team benefit means you’re not working with just one person—you’re working with an entire operation focused on getting your property sold.
Additional Exposure Channels
Your property gets discussed on the radio show and podcast. Nine hundred agents in the company know about your listing. Social media blasting reaches the agent community. The database includes 120,000 people receiving property information.
Multiple channels create multiple opportunities for buyer connections.
Waiting Too Long to Adjust Price Destroys Value
If you’re going to price $50,000 above market, you need a clear strategy. Plan to reach market value in 30 to 45 days maximum. Drop the price every 15 days or every two weeks to show aggressive intent.
You’re signaling that you’re serious about selling even if you started high. Buyers see movement. They see motivation.
But here’s the reality: Shooting for the stars still probably hurts more than it helps long-term. If you must try it, stay on top of price adjustments obsessively.
The Daily Cost of Inaction
Markets that aren’t moving up cost sellers hundreds of dollars daily. Sometimes thousands.
A $600,000 house in a market declining 1% monthly loses $6,000 per month in value. That’s $200 per day. Every day you wait to adjust pricing, you’re losing $200 in equity.
You can’t get ahead of this by waiting. The market doesn’t pause for your decision-making process. It keeps moving. Values keep adjusting. You’re either ahead of the curve or behind it.
What Price Movement Signals to Buyers
House listed at $600,000 for three months. Still $600,000. No changes. What do buyers think?
Stubborn seller who doesn’t really want to sell. Won’t negotiate. Probably overpriced. Something must be wrong with it if nobody has made an offer in 90 days.
House started at $670,000. Dropped to $650,000 after 30 days. Dropped to $630,000 after another 30 days. What do buyers think?
They started too high but they’re adjusting. They want to sell. They’re willing to negotiate. But… they might be desperate.
Rapid price drops signal desperation. “I need my house sold immediately” comes through loud and clear. That destroys negotiating leverage because buyers smell blood in the water.
The Strategic Underpricing Example
A house is legitimately worth $550,000. It’s not quite a hoarder situation, but it’s pretty bad. The pool is horrible. Maintenance has been deferred for years.
Strategic recommendation: List at $450,000 to generate multiple offers. Get every buyer in the area to schedule a showing. Owner-occupants might pay $470,000 to $480,000 in a bidding situation even though the property needs work.
The seller couldn’t stomach $450,000. Listed at $550,000. Still got two cash offers at $450,000.
Sometimes extreme under-pricing creates the urgency and activity that achieves market value through competition rather than sitting and hoping for one buyer to eventually materialize at asking price.
Buyers Are Smarter Than You Think
Everyone walks into showings with Zillow estimates, Redfin valuations, and Realtor.com comparable sales pulled up on their phones. They’re working with sharp lenders who run actual comps and tell them exactly what properties are worth.
If your home is overpriced, you’re not fooling anybody. Too many choices exist. It’s too easy to compare.
Automated Comps Are Good Enough
Zillow and Realtor.com use data algorithms to generate comparable sales estimates. They can’t use their eyes yet. They can’t see that your kitchen is updated or your bathrooms are original from 1985.
But they’re close enough. They show three comparable sales in your area that sold for $40,000 less than your current asking price. Buyers see that immediately.
They’re not making offers on your overpriced property when three similar homes sold for significantly less in the past 60 days.
Even automated tools provide enough information for smart buying decisions. The information asymmetry that used to exist between agents and buyers is gone. Everyone has access to the same data within minutes of searching online.
The Most Important Skill: Negotiating
Sell side: The most important reason to hire professional agents is negotiating. Getting maximum value through strategic negotiation. Knowing when to hold firm, when to counter, and when to accept.
Buy side: The most important reason to hire professional agents is negotiating. Getting the best deal through effective strategy. Structuring offers that win without overpaying.
Everything else—marketing, showings, paperwork, coordination—is important. But negotiating determines the actual financial outcome. That’s where thousands of dollars get won or lost based on experience and skill.
Real Success Story: Saving a Client $30,000
A military veteran needed to sell his house immediately. His father had cancer. He needed to get back home to help with care.
He thought his only option was selling to an iBuyer company for fast cash. The offers came in: $235,000, $245,000, $246,000. He was willing to accept because he needed money quickly and thought speed required sacrifice.
He would have made $50,000 to $55,000 profit selling to iBuyers.
The Alternative Approach
“Let me list it for $300,000.”
The property was beat up. It needed work. But comparable sales suggested it could get close to $300,000 with the right marketing and positioning.
Even with real estate commissions and fees, the seller would make $20,000 more than the iBuyer route. That math made the traditional listing worth trying.
The actual result: $300,000 cash. Two offers came in simultaneously. An owner-occupant buyer paid full asking price in cash.
The seller made $30,000 more than he would have accepting the iBuyer offer. That’s $30,000 additional equity going toward helping his father and covering medical expenses and caregiving costs.
The Service That Made It Possible
The seller needed to leave immediately. His father’s condition was serious. He couldn’t stay in Las Vegas managing a listing and handling showings and negotiations.
He provided paperwork and keys, then left before even meeting the agent in person. The agent met with the seller’s friend instead. Everything was handled remotely.
Weekly updates kept the seller informed. He could request more frequent communication if he wanted, but the agent handled every detail without requiring seller involvement.
The seller could “dip”—leave without worrying about the property sale. That’s full-service representation that understands client needs extend beyond real estate transactions. Sometimes life circumstances require flexibility and complete handling of details without client presence.
The property closed successfully while the seller focused on family. That’s what professional service provides.
Current Las Vegas Market Reality
Active properties: 10,520. That number climbed from 7,000 over eight months. At peak, inventory was increasing 100 houses per week. The last three months showed much slower growth—some weeks up 50 properties, other weeks down 20.
The dramatic increase stopped. Inventory is building slowly now, not surging.
Sales last 30 days: 2,614. Typical summer season volume: 3,200 to 3,600 monthly sales. Current volume is significantly below normal seasonal patterns.
The math is clear: More inventory, fewer sales. That creates buyer leverage in negotiations. It also creates urgency for sellers to price aggressively and position properties strategically.
Price Reductions Are Matching New Listings
Every week, approximately 1,400 new listings hit the market. Every week, approximately 1,450 price reductions happen on existing listings.
That ratio tells you everything. For every fresh property entering the market, an existing property is dropping price trying to generate activity.
If your property isn’t priced correctly from day one, it joins the 1,450 properties reducing prices weekly. By then, you’ve lost valuable time sitting on market and you’ve signaled pricing problems to every buyer watching inventory.
Strategic Pricing Example: Condo at $170K
A nice condo community with model-match units. All comparable units list between $180,000 and $190,000. The last sale closed at $185,000. The previous sale was $175,000 depending on condition.
Properties listed at $188,000 to $190,000 aren’t selling. They’re above comparable sales. Buyers know those properties will eventually sell for $180,000 or less.
Strategic pricing: List at $170,000. Immediately generate activity. Create urgency through aggressive pricing that forces buyer action.
Under-pricing by $10,000 to $15,000 compared to competition creates the perception of value that drives multiple showings and potentially multiple offers. That’s how you get asking price or above when starting below market—through competition, not through sitting and hoping.
Additional Services Beyond Traditional Listing
Cash advance programs help sellers who need work done before listing but don’t have available funds. Paint, repairs, catching up on missed payments—the advance covers upfront costs and gets repaid at closing.
Properties in better condition sell faster and for more money. The cash advance removes the financial barrier that forces sellers to list properties showing poorly and accepting lower offers.
Buying homes for cash in five days or less provides alternatives for sellers who can’t wait for traditional timelines. Distressed properties. Any condition. Quick closing when circumstances require immediate solutions.
Specialized expertise includes probate sales with probate attorneys on staff, and deep knowledge of 55-plus communities like Sienna, Alante, and Sun City. Understanding what senior buyers want (no kids, community services, age-appropriate amenities) and helping families navigate these transitions successfully.
The average age in these communities is typically 70-plus. People wait until they need the services before moving in. Few people move in right at 55. Understanding this psychology helps position properties appropriately and connect with the right buyers.
The Bottom Line: Price It Right or Pay the Price
Your home isn’t selling because of the market. Your home isn’t selling because it’s the wrong season. Your home isn’t selling because buyers aren’t looking.
Your home isn’t selling because it’s overpriced, presented poorly, or represented by someone who can’t provide full-time professional service.
The solution isn’t complicated: Price based on current comparable sales, not on what you need or what you think it’s worth. Present the property like a model home with professional photos and strategic staging. Hire full-time professionals with track records of success and infrastructure to market properties effectively.
Las Vegas has 10,520 properties competing for 2,614 monthly buyers. You’re not competing against the market. You’re competing against every other property available right now.
Win that competition by pricing strategically, presenting professionally, and working with agents who sell this as their full-time career, not as a side hustle between other job responsibilities.
Call 702-310-6683 for professional representation. That’s 702-310-MOVE. Someone answers 24 hours daily. Get your property priced correctly, presented professionally, and sold quickly.
Every day you wait costs money. The market doesn’t pause for indecision. Either get ahead of it or watch your equity evaporate while your property sits.
Frequently Asked Questions
If my house has been overpriced for two months, should I take it off the market and relist later?
It depends on how badly it’s overpriced and what the market is doing. If you started $100,000 over market and the property has become stale with 60+ days on market, taking it off until January and relisting fresh might be the best strategy. The fresh listing status generates renewed interest and resets buyer perceptions. However, if you’re only $20,000 to $30,000 over market, aggressive price drops every two weeks might salvage the listing without needing to pull it down. The key is acting decisively—don’t let the property sit for six months at the wrong price hoping for a miracle buyer.
How do I know if my agent is just a “door opener” versus a real marketer?
Ask specific questions about their marketing infrastructure. Do they have a team? Is there a full-time marketing director? How many hours daily is their phone line answered? What are their actual sales numbers over the past 12 months? How many listings have they taken versus how many have they sold? What’s their average days on market? If they work real estate part-time around another job, that’s a red flag in slower markets. Professional agents have team meetings, training sessions, marketing budgets, database systems, and track records you can verify through their broker or online reviews.
Should I spend money on staging and professional photos if I’m already underwater on my mortgage?
Yes, but strategically. Professional photos are non-negotiable—they’re cheap (usually $200 to $400) and they determine whether anyone schedules showings. Staging depends on the property’s condition and price point. If you’re selling a $600,000+ home, professional staging might add $10,000 to $20,000 in perceived value for a cost of $2,000 to $3,000. If you’re selling a $300,000 property that just needs decluttering and deep cleaning, you can probably handle staging yourself. Even underwater, getting maximum price is crucial because the difference between $390,000 and $410,000 determines how much cash you bring to closing.
What’s the biggest mistake sellers make when they get showing feedback?
Ignoring repetitive feedback. If three agents mention smell, the house smells. If two buyers comment on clutter, the property is too cluttered. Sellers often dismiss feedback as “picky buyers” or “agents who don’t understand our style.” That’s expensive denial. Buyers vote with their wallets. If consistent feedback identifies problems you can fix (smell, clutter, minor repairs), fix them immediately. If consistent feedback identifies problems you can’t fix (location, small lot, lack of yard), adjust pricing to reflect those limitations. Feedback is free market research—use it.
How much should I drop my price if I’ve been on market 45 days with no offers?
Generally 5% to 8% if you started at market value and the market has softened. If you started above market, you might need to drop 10% to 15% to generate activity. Here’s the math: 45 days on market means you missed the fresh listing window when properties get maximum showings. You’re now stale. A $500,000 property might need to drop to $475,000 ($25,000 reduction) to create urgency and signal serious intent. Small drops of $5,000 or $10,000 look timid and don’t generate new buyer interest. Make the reduction meaningful enough that buyers who passed you by 30 days ago schedule showings to see if the value is now compelling.
Is it worth hiring the Real Estate Guys if I already have an agent?
If your current listing isn’t working after 60+ days, yes. Breaking a listing agreement might have penalties, but losing $200 per day in a declining market costs more than any early termination fees. The Real Estate Guys have sold 8,000+ homes and rank in the top 10 agents annually among 18,000+ Nevada agents. They have infrastructure most solo agents can’t match: full-time marketing director, team meetings, 120,000-person database, multiple advertising channels, and specialists for probate sales and 55-plus communities. If your agent works part-time or doesn’t have a team structure, you’re not getting professional-level service in a competitive market with 10,520 active listings.
Why do some agents take obviously overpriced listings?
Three reasons. First, some agents are desperate for any listing to show activity to their broker. Second, some agents hope to use the listing for marketing to buyers even if it never sells—they’re farming buyer leads from showings. Third, some agents lack the confidence to tell sellers no and would rather have a difficult listing than no listing at all. Professional agents walk away from listings priced $100,000 over market because they don’t want daily calls from frustrated sellers wondering why nobody is making offers. They’d rather list fewer properties at realistic prices that actually sell than accumulate a portfolio of overpriced listings that sit for months.
Should I sell to an iBuyer for speed or list traditionally for more money?
It depends on your timeline and motivation. If you need to close in seven days for an emergency (job relocation, medical situation, financial crisis), iBuyers provide speed. You’ll typically get 10% to 15% less than market value. On a $500,000 property, that’s $50,000 to $75,000 in lost equity. If you can wait 30 to 45 days for a traditional listing, you’ll almost always net significantly more even after commissions. The military seller example in this article would have gotten $246,000 from an iBuyer but got $300,000 from a traditional listing—a $54,000 difference. Unless your situation absolutely requires closing in under 10 days, listing traditionally makes more financial sense.
How important are smells really? Can’t buyers just see past it?
Smells are deal killers. Buyers can’t see past them because smell triggers emotional responses that override logical thinking. Cigarette smoke, pet urine, mildew, strong cooking odors—all of these create instant negative reactions. Buyers start doing math on remediation costs (thousands for smoke damage, thousands for pet odor elimination, thousands for mold treatment). Even if they could intellectually separate the smell from the property’s value, they don’t want to. They’re looking at 10 other houses that don’t smell. Why would they choose yours? Professional cleaning, ozone treatments, carpet replacement, or HVAC deep-cleaning cost $500 to $2,000. Losing a $500,000 sale because buyers walk out after two minutes costs infinitely more.
If Las Vegas inventory keeps rising and sales stay flat, should I wait to list until the market improves?
No. Waiting for market improvement means watching your equity decline while you pay mortgage, insurance, taxes, utilities, and maintenance. If you need to sell, sell now and price aggressively. Inventory at 10,520 properties with only 2,614 monthly sales creates buyer leverage, but properties priced right still sell. The market won’t “improve” until interest rates drop significantly, and Federal Reserve policy moves slowly. You could wait 12 to 18 months hoping for improvement while losing $200+ daily in value. Better strategy: Price 5% below current comparable sales to create urgency, generate multiple showings in the first two weeks, and capture offers before inventory climbs higher.
Key Takeaways
Price is the number one reason homes don’t sell—not market conditions. Homes priced correctly in the same neighborhoods are selling while overpriced properties sit. Starting at $650,000 when market value is $600,000 costs six months of wasted time, thousands in daily equity loss, and complete destruction of negotiating power. The uncomfortable conversation happens eventually: “You need to be at $600,000 to have any chance.” By then, market decline means $590,000 is the new target. Small price drops every month look timid and signal desperation. Either price it right from day one or execute aggressive reductions every 15 days if you must start high.What you spent on renovations doesn’t determine what buyers will pay. A $50,000 kitchen remodel adds marketability, not $50,000 in value. Buyers care about comparable sales data, not your emotional attachment to improvements. The $700,000 house with $300,000 in upgrades won’t sell above market value just because you invested heavily. Buyers shopping 10,520 available properties see three recent sales at $680,000, $695,000, and $710,000. Your renovation costs are irrelevant to that math. The worst example: Los Prados property with terrible remodeling now priced at $500,000 where it nets owner only $30,000 after years of ownership and renovation disasters.
