Let’s be clear: selling your house is absolutely possible right now. According to the National Association of Realtors (NAR), roughly 11k homes sell every day in this country.
The difference today isn’t whether homes sell. It’s how they sell.
The sellers getting results have adjusted to the current market. Inventory has grown. Buyers have more options. Expectations are higher.
The sellers who struggle are usually working from outdated assumptions.
Here are three of the most common mistakes I’m seeing in 2026 and what to do instead.
1. Pricing Based on What Their Neighbor Got a Few Years Back
Setting your price is the most important decision you’ll make. It’s also the one that can cause the most damage if it’s off. Realtor.com data shows almost 1 out of 5 sellers in 2025 had to drop their price.
Why?
Because buyers have choices again. And when inventory increases, buyers gain negotiating power. If a home feels overpriced, they don’t argue about it. They move on.
Overpricing usually leads to:
- Fewer showings
- Less competitive (or lowball) offers
- Longer time on market
And once a home sits too long, buyers start wondering what’s wrong with it.
What To Do Instead
Price for today’s buyer, not yesterday’s peak.
That means analyzing recent comparable sales, looking closely at active competition, and understanding how buyers are behaving right now in your specific neighborhood.
When you land in the right value range from day one, you create urgency. And urgency drives stronger offers.
2. Trying To Skip Repairs That Buyers Now Expect
A few years ago, many sellers could list as-is and still walk away above asking. That’s no longer the norm. Right now, NAR says two-thirds of sellers are making at least some repairs.
Why?
Because buyers are comparing homes side by side. If one home feels move-in ready and another feels like a project, the choice is easy.
Even small cosmetic issues can create hesitation.
What To Do Instead
The goal isn’t perfection. It’s confidence.
Focus on high-impact updates that make the home feel clean, cared for, and easy to move into.
That may include:
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Minor repairs
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Fresh paint
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Simple staging adjustments
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Improving curb appeal
When buyers can picture themselves living there without a mental to-do list, they act faster and offer stronger terms.
3. Playing Hardball When Buyers Try To Negotiate
Affordability is still top of mind for buyers. That means negotiation is normal again.
Requests for repairs, credits, or small price adjustments are common. And how you respond can determine whether the deal closes.
Redfin data shows one of the major reasons home sales fell through in 2025 was inspection or repair issues.
In many of those cases, flexibility could have kept the transaction together.
What To Do Instead
Know in advance where you’re willing to flex.
If something comes up during inspection, look at it strategically rather than emotionally. A reasonable credit or repair may be far less costly than going back to market.
Strong sellers understand that staying open to smart negotiation keeps momentum on their side.
Bottom Line
The sellers who succeed in 2026 aren’t doing anything dramatic.
They are:
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Pricing accurately
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Making smart, strategic updates
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Presenting their home well
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Staying flexible when needed
Small adjustments in strategy can make a significant difference in how quickly your home sells and what you ultimately walk away with.
If you want a strategy tailored to your home and your neighborhood here on Maui, let’s talk.
The information and opinions in this article are not investment advice. Tim Stice makes no guarantees about accuracy or completeness. Always do your own research and consult a professional before making financial decisions. Tim Stice is not liable for any loss or damage resulting from reliance on this content.
Tim Stice, Broker Realtor | Hawaii Life | Maui, Hawaii | Real Estate Agent
Tim Stice, Broker Realtor | Hawaii Life | Maui, Hawaii | Real Estate Agent
