Dear Dave,
We are going to be selling our house next year as our last kiddo is graduating and going off to college. We’ve got some time to plan and were wondering if you have any advice on common mistakes sellers make that we can try to avoid from the get-go?
—Mark & Karen, Grand Junction
Mark & Karen,
First of all—congratulations on this big upcoming milestone! It’s exciting (and a little bittersweet) to see the last one off to college, and it’s smart to start planning your home sale early. Sellers who take the time to prepare often end up with smoother transactions and better results.
Here are a few of the most common mistakes I see sellers make—and how you can sidestep them:
1. Overpricing From the Start
It’s natural to want to list high “just to see what happens.” But in today’s market, buyers are savvy—they’ve seen every comparable online before they even set foot in your home. Overpricing often means your house sits, showings slow down, and when you eventually reduce the price, buyers wonder what’s wrong. Homes that are priced right from day one almost always sell faster and closer to asking.
2. Skipping the Little Repairs
Buyers notice things like dripping faucets, cracked tiles, or doors that don’t shut properly. These “small stuff” items can add up to a negative impression, making your home feel less cared for—even if it’s been well-loved overall. Take the time to fix what you can before you list; it sends a message that the whole home has been well-maintained.
3. Forgetting That First Impressions Matter
Curb appeal is your home’s handshake to the world. Fresh mulch, trimmed shrubs, and a tidy entryway can go a long way. Inside, decluttering and depersonalizing help buyers picture their life there, instead of being distracted by yours.
4. Getting Too Emotional About the Process
You’ve built memories there, so it’s completely normal to feel attached. But when selling, it helps to shift your mindset: your house becomes a product on the market, and feedback (even critical feedback) is valuable, not personal. Remember, the goal isn’t just to list your home—it’s to sell it.
5. Trying to Do It All Yourself
Some sellers think skipping an agent saves money, but it often costs more in the end. A good REALTOR® brings local market knowledge, pricing strategy, negotiation skills, and marketing reach that are hard to replicate on your own.
6. Not Staging or Preparing the Home to Show Well
Even simple staging—rearranging furniture, adding fresh throw pillows, or letting in more light—can help your home feel bigger, brighter, and more inviting.
You’re already ahead by starting to think about these things now instead of waiting until spring. Over the next months, walk through your home as a buyer would, make a list of repairs or updates, and talk to a trusted local agent (even if you’re months away from listing). That way, you’ll have a clear plan and avoid last-minute stress.
Most importantly, enjoy your last school year with your kiddo at home!
Dave Kimbrough
The Kimbrough Team – RE/MAX 4000
Have a Question? Ask Dave!
