Crucial Mistakes
Home Sellers make when listings their homes
5
Crucial Mistakes
Home Sellers make when listings their homes
FIVE
In 89145, homes priced correctly typically sell in 30–35 days. Overpriced homes often linger 60+ days, requiring price cuts.
On average, homes that reduce their price in this ZIP code sell for 5–7% less than homes priced right from the start — which could mean $26,000–$38,000 lost on a $540,000 home.
The Problem: Buyers (and their agents) know the comps. Overpriced homes get ignored and sit on the market, creating a “stale listing” effect.
Price at or just below buyer search brackets ($500k, $525k, $550k).
Use relevant comps from inside Angel Park — not just broad 89145 — since buyers compare neighborhood by neighborhood.
Adjust for features buyers value most here: lot size, updates, proximity to schools, etc.
Action Plan
The Mistake: Pricing High to “Leave Room to Negotiate”
Overpricing your home
1
Buyers are savvy and will use any small issue to drive up buyer credits instead of asking for repairs. Typical repair credits range from $3,000–$8,000, even for small issues (roof tune-ups, A/C service, cosmetic fixes).
The Problem: Neglected repairs give buyers leverage to demand big concessions or walk away.
Do a pre-listing walk-through with a handyman or inspector (~$250).
Tackle common “deal killers” in 89145: roof maintenance (tile roofs), HVAC service (crucial in Vegas heat), landscaping clean-up.
Small upgrades like modern light fixtures and fresh paint in neutral colors ($1,500–$3,000) can yield 3–5x return in perceived value.
The Mistake: Listing without addressing deferred maintenance.
Action Plan
2
SKIPPING REPAIRS
60% of buyers’ agents said staging had some effect on buyers, while 26% said staging had a strong effect.
83% of buyers’ agents said staging makes it easier for buyers to visualize a property as a future home.
Staging the living room was ranked most important (37%), followed by the primary bedroom (34%) and kitchen (23%).
17% of buyers’ agents said staging increased the dollar value offered between 1–5% compared to similar non-staged homes.
Focus staging on key spaces: entry, kitchen, living room, and primary suite.
Declutter 50% of items, maximize natural light, and use warm neutral tones.
If vacant, consider virtual staging (low cost, high impact).
Paint — it makes a huge difference in buyer perception.
The Mistake: Leaving the home cluttered or empty.
Poor Staging & Presentation
3
Action Plan
In broader Las Vegas, inventory has risen this year and buyer activity is softening, making visibility vital.
As of Sept 2025, there were ~ 12,000 active listings in the Las Vegas–Henderson area (MLS).
Why It Matters
With so many listings competing, you need to cut through the noise. If your home isn’t showing up on social, in email, on ads, in video, etc., it might never be seen.
Use social media and geo-targeted ads (target within 5–15 miles of Tivoli, plus relocation zip codes).
Create a custom property landing page with video, walk-through, photo gallery, and QR code.
Use postcards, neighborhood mailers, and “just listed” branding in your farm.
Leverage email blasts to your database with high-quality visuals and strong CTAs.
Use drone shots and video (especially if your lot or setting is strong).
The Mistake: Leaning only on MLS + signage + open houses, expecting buyers to find it.
WEAK MARKETING
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Action Plan
CHOOSING THE WRONG AGENT
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The Mistake: Going with a convenient or discount agent rather than one with local focus and marketing strength.
In high-competition markets Agents who offer full marketing (staging, video, advertising) generally command better results.
Why It Matters
You need someone who understands the nuances of this ZIP code: what buyers will pay for, which features matter, what the buyer pool is (locals vs relocators), and how to market to them.
For example: Did you know that in 89145 zip code for the month of September 2025 vs September 2024 Single Family homes above 400K were down 10% vs 3 adjacent zip codes which were down only 2-5%
HIREA NEIGHBOORHOOD EXPERT LIKE ME
Action Plan
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