Selling your home in Massachusetts? Whether you’re a homeowner ready to list or an agent working with sellers, this guide highlights four common mistakes you should avoid when listing your house with a real estate agent. These missteps can cost time, money, and create unnecessary stress during the selling process.
Let’s walk through them in detail so you can list your property with confidence and clarity.
Mistake #1: Don’t Assume You Can Sell Right Away
One of the most common misconceptions among sellers is assuming that once a home is listed, the offers will come pouring in. But real estate isn’t that predictable—especially in today’s shifting market.
The truth is, the sales process involves much more than just putting a sign in the yard. From pre-listing repairs to professional photos, inspections, and potential price reductions, selling can take anywhere from a few weeks to several months. Even if your house is priced competitively, it still depends on market demand, buyer financing, and seasonal trends.
For sellers: Plan for a longer timeline than you expect. If you’re aiming to relocate, buy another property, or avoid carrying two mortgages, build in buffer time.
For agents: It’s crucial to set the right expectations upfront. Overpromising a fast sale can lead to frustration, strained relationships, and even lost listings.
Mistake #2: Don’t Assume the Asking Price Will Be the Selling Price
Many homeowners believe that the listing price is what they’ll walk away with—but in most cases, the final selling price is subject to negotiation.
Buyers often submit offers below asking, especially if the home needs work, has been sitting on the market, or if there are other comparable homes priced lower. A bidding war is always possible in hot neighborhoods, but it shouldn’t be expected in every case.
In Massachusetts, pricing strategies vary by town and market conditions. Pricing too high can cause the listing to go stale, while pricing too low may leave money on the table. The key is balancing market data with your goals.
For sellers: Be open to market feedback and trust your agent’s pricing recommendations based on comps and demand.
For agents: Prepare sellers for the reality that price reductions, concessions, and counteroffers are common and not a sign of failure.
Mistake #3: Don’t Assume All the Money Goes Into Your Pocket
It’s exciting to think about how much you’ll make from the sale—but the net proceeds are often much less than the sale price.
After deducting:
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Realtor commissions (typically 5–6%)
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Staging, cleaning, and repair costs
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Attorney fees and title charges
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Property taxes, utility bills, and insurance during the listing period
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Potential buyer credits or home warranty offers
…you might be surprised at how much you actually walk away with.
For sellers: Ask your agent for a seller net sheet upfront. This document will give you a clear estimate of what you’ll actually pocket after all deductions.
For agents: Being transparent about costs builds trust and helps sellers make informed decisions—especially if they’re comparing traditional sales with off-market investor offers.
Mistake #4: Don’t Assume the First Offer Will Go Through
It’s exciting to receive your first offer—but don’t pop the champagne just yet.
Many deals fall apart during the due diligence period due to:
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Low appraisals
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Financing issues
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Inspection problems
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Buyer cold feet
Even if you accept a great offer, it’s possible that the deal won’t make it to the closing table. If the home goes under contract and then falls through, your listing’s momentum may slow, and you’ll need to start the process again.
For sellers: Mentally prepare for the possibility that it may take multiple offers before one closes.
For agents: Set expectations by explaining common hurdles that arise post-offer. That way, sellers won’t be caught off guard if a deal unravels.
Expanded Insight: The Emotional Cost of a Lengthy Listing
Beyond time and money, one overlooked cost of listing your home traditionally is the emotional toll it can take. When your home sits on the market for months, it creates uncertainty—especially if you’re in a transitional life stage like divorce, relocation, or handling a probate property.
Buyers may request repeated showings, ask for last-minute access, or offer aggressive critiques during open houses, which can feel invasive. If you’ve already moved out, paying two mortgages or managing a vacant property long-distance adds more pressure.
On top of that, watching your home price drop after weeks of no activity can be disheartening. Sellers often feel stuck between adjusting the price and holding firm, unsure of the best move.
For sellers: Factor in not just how long you can afford to wait, but how long you want to wait. Time on market can impact your mental bandwidth more than you expect.
For agents: Acknowledge this stress in your listing consultations. The more you show sellers you understand their pain points, the more trust you’ll build—especially if a direct-to-investor option becomes more appealing.
Expanded Insight: The Importance of Pre-Listing Preparation
Another critical element often overlooked is how much preparation is required before listing a home.
Professional agents may recommend:
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Deep cleaning and decluttering
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Curb appeal upgrades
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Neutral staging
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Minor repairs (like loose doorknobs, broken tiles, or fresh paint)
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Pre-inspections to anticipate buyer objections
While these tasks can help boost a property’s appeal and value, they require time, energy, and money.
For sellers: Budget for prep costs upfront. These are out-of-pocket expenses that come before your home even hits the market.
For agents: Provide a clear roadmap of prep steps and associated costs. Offering a vetted list of contractors or staging professionals can make the process less overwhelming.
Some sellers, especially those with tight timelines or limited budgets, may find the preparation process too burdensome—making a cash, as-is offer from a company like Pegasus Home Buyers a much more practical path.
Expanded Insight: Weighing Traditional vs. Off-Market Sales
As a seller, it’s worth comparing the full pros and cons of listing traditionally vs. selling off-market to a cash buyer.
While agents provide market exposure and the potential for higher offers, that approach often includes:
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Home prep costs
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Uncertain timelines
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Open houses and buyer traffic
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5–6% commission fees
On the other hand, a trusted home-buying company like Pegasus Home Buyers offers:
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As-is sales (no repairs, cleaning, or staging)
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No agent commissions
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Flexible closing timelines (as fast as 7–14 days)
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No financing contingencies
For sellers in tough situations—such as probate, foreclosure, divorce, or relocation—these benefits can outweigh the potential for a slightly higher sales price. It’s not always about getting top dollar; sometimes it’s about certainty, speed, and simplicity.
Final Thoughts
Avoiding these four mistakes—and fully understanding the hidden costs, emotional toll, and prep work involved—can make a major difference in your selling experience.
Whether you’re listing your home with an agent or weighing other options, knowledge is power. Pegasus Home Buyers helps homeowners across Massachusetts sell quickly, easily, and without the stress of traditional listings. We buy homes as-is, with no fees or commissions, and close on your timeline.
Thinking about selling? Reach out today to explore your options. We’re here to help you make the best decision for your goals—whether that’s listing on the market or selling directly for cash.