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Selling your home can be one of the largest financial moves you can make. DO NOT cut corners and trust that the little decisions matter just as much as the big ones. After 14 years of helping sellers across the Tampa Bay Area (and guiding clients through the prep, pricing, and marketing process), there are a few things I would never do when putting my own home on the market.
1. I’d Never List Without Professional Photos & Video
Honestly, in 14 years of real estate, I don’t think I’ve ever had a buyer who didn’t send me a Zillow link at some point during their home search. So what does this tell you? Your first showing happens online. In todays market, it is the biggest factor I can stress. iPhone photos or worse, Samsung photos are a big no no. Blurry, dark, toilet seat up… also a NO. Having your home shown in the best light possible online is the most important step to getting showings and ultimately influencing your final sales price. My mother always told me presentation is everything and 35 years later, she’s still right.
2. I’d Never Overprice “Just to Try”
I get it. It’s tempting to shoot for the moon and hope a buyer lands there but we aren’t selling real estate in space. This strategy almost always backfires. There’s always that one outlier listing that sold for a price that has all the neighbors talking. “Did you see the Smiths’ home sold for $900K? I can’t believe it.” I do it myself. Ha! But what you don’t see is the laundry list of high end upgrades, impact windows, new systems, upgraded appliances, and so on. This also isn’t to say buyers won’t pay for value adds, especially in older neighborhoods where things like an extra half bath, indoor laundry, flex spaces, or primary bedrooms with large closets and ensuite baths are harder to find. At the end of the day, overpricing leads to longer days on market, a stale listing, and lower offers. I would price strategically and intentionally based on data, condition, and updates, not emotion.
3. I’d Never Ignore the Small Fixes
Yellow outlet plate, popcorn ceilings, loose door handles, paint touch ups, burnt out bulbs… These tiny things may be small to you, but buyers in today’s market see dollar signs and often assume the home hasn’t been well maintained. We do this during our listing prep, walking through the home with our sellers as if we are the buyers, and knocking out every minor repair that could raise an eyebrow. Small repairs in any capacity signal how a home has been cared for.
4. I’d Never Skip a Deep Clean (or Declutter)
A spotless home shows better, photographs better, feels bigger, and tells buyers the home has been well maintained. I’d never list without a full deep clean (if you don’t have a cleaner, we can recommend one), decluttering countertops (Jenny and I always joke about this. HIDE IT ALL: toaster, coffee pot, utensils), minimizing personal items (take down wedding photos, baby photos, etc.) so buyers can visualize themselves in your home, and fresh linens, clean or refreshed area rugs, clean towels, updated bedding, and soft staging touches like throw pillows, blankets, and plants. Real plants are best and less expensive. Clean sells. Always.
5. I’d Never Hide Major Issues
Roof nearing the end? HVAC due for replacement? Plumbing concerns? Buyers will discover these in inspections anyway. Transparency builds trust and smooth negotiations. I’d disclose upfront and price accordingly or repair before hitting the market. I know some sellers can’t afford to spend thousands on repairs, which is why we work with contractors who offer paid at closing options. You don’t pay until your home sells. On the same note, even if you aren’t aware of a major issue but think something might be a concern, tell us. We’re on your team. We always recommend a pre listing inspection to avoid hurdles during the buyer’s inspection period.
6. I’d Never DIY My Pricing Strategy
Even with years of experience, I’d never rely solely on my own emotions or assumptions. Markets shift. Neighborhoods have micro trends. I would always pull a fresh market analysis every 30 days if it’s still on the market, study competing listings (active, pending, and sold within the last 6 to 12 months), and analyze local demand to build a strategy backed by real data.
Thinking About Selling?
If you’re curious what your home could sell for in today’s Tampa Bay market, I’d love to walk you through the process the smart way, the strategic way, and the stress free way. Give JL at Home Collection a call for a no cost consultation.
