Don’t List Your Home Without Knowing These 3 Pricing Strategies

Why Your Home Didn't Sell (and How to Get It Right This Time)

If your home didn’t sell the first time—or you’re thinking about listing soon—there’s one question that can seriously shape your entire experience:

How are you going to price it?

Not “what does Zillow say it’s worth.”
Not “what you need to net.”
And definitely not “what your neighbor’s house sold for after sitting forever.”

I’m talking about a real pricing strategy. One that’s rooted in current market data, actual buyer behavior, and your goals.

Unfortunately, a lot of agents skip this part.

Instead of bringing a strategy to the table, they give you the number you want to hear, toss it on the MLS, and cross their fingers. But let’s be honest—hope is not a strategy. And right now, it’s showing in the numbers.

🚨 Expired Listings Are on the Rise

According to Realtor.com, expired listings were up 47% in May compared to last year. That’s a lot of frustrated homeowners pulling their homes off the market after weeks of crickets—no showings, no offers, and price drops that feel like gut punches.

Even with more buyers out and inventory rising, sellers are getting stuck with pricing that doesn’t match what the market’s doing today.

If you’ve caught yourself thinking, “Maybe I’ll just wait for the right buyer,” or “I’ll try again next season,” you’re definitely not alone.

But before you list—or relist—you need a game plan. And it starts with understanding the three pricing strategies every smart seller should know.

1. Aspirational Pricing

This is the “shoot for the stars” approach—price high and wait for the perfect buyer.

When it works:

• You’ve got a one-of-a-kind home with no true comps

• You’re not in a rush to sell

• You’re testing the market with a backup plan in place

The risk?
Without the right marketing behind it, you’ll shrink your buyer pool, sit on the market, and eventually have to chase the price down. Not fun.

2. Comp-Based Pricing

This is the go-to for most agents—and for good reason. It’s based on recent sales (aka comps) and helps your home show up in the searches buyers are actually making.

When it makes sense:

• Your home is in a neighborhood with strong, recent comps

• You want to attract qualified buyers quickly

• You’re working with a timeline and want a smoother process

But here’s the thing most sellers miss:
There’s still strategy involved. You have options, like:

• High side of comps: push value when demand is strong

• Mid-range: stay competitive without undershooting

• Low side: spark interest fast and build momentum

Smart pricing doesn’t mean pricing low—it means pricing right.

3. Event-Like Pricing

Think of this like creating a flash sale for your home. You price it slightly below the comps to grab attention, generate urgency, and (hopefully) spark a bidding war.

When it works:

• You’re listing during peak season

• You want to sell quickly

• You’re targeting buyers who are ready to pounce (like first-timers or investors)

Why it works:
Buyers love a deal. When they sense value, they show up. And more showings = more offers = more leverage for you.

🔑 Don’t List Without a Plan

Pricing isn’t just a number—it’s a strategy.
And it should go hand-in-hand with:

• A marketing plan that goes beyond the MLS

• A timeline strategy that matches your move-out goals

• A Plan B, because let’s be real—markets do shift

The smartest sellers don’t wing it. They make informed decisions from the start. If you're thinking about selling, let’s talk through your options, your goals, and what it’s really going to take to get your home sold in this market—without guesswork. Book a quick call with me here...just to talk it through: https://book.bookwithshell.com/widget/bookings/intro-call-with-shell