The 5 Biggest Mistakes Home Sellers Make. And How to Avoid Them

Why Selling Smart Matters

Selling your home isn’t just about putting a sign in the yard and hoping for the best. It’s a complex process where even small missteps can cost you thousands of dollars, weeks of your time, and potentially derail the entire transaction. From pricing strategies to property presentation, every detail counts.

These insights aren’t just theoretical. They’re backed by real-world experience and insider tactics that have helped clients sell faster, smarter, and for top dollar.

Ready to make your move a profitable one? Let’s get started.

Mistake #1

Not Properly Completing and Delivering the Seller’s Disclosure

Filling out paperwork might feel tedious, but the Seller’s Disclosure is not just a formality—it’s a legal obligation. In Washington State, RCW 64.06.020 requires sellers to provide a full and complete disclosure of the property's condition. This applies even to raw land and homes without any major known issues.

Here’s why this matters:

A single missed checkbox or an incomplete section could give the buyer the legal right to cancel the sale at any point in the process. That’s right, even after inspections are complete and earnest money is on the table.

Too often, sellers skip sections they think don’t apply (like septic systems when connected to sewer), only to realize later they’ve left the form incomplete. And some crafty buyers—or their agents—know this. They may intentionally wait for a mistake as a legal exit strategy.

Protect yourself:

• Complete every field (use “N/A” where applicable).

• Deliver the disclosure early in the process.

• Don’t assume anything is obvious or irrelevant.

  
  

When filled out fully and accurately, the Seller’s Disclosure not only meets legal standards but also protects you from future legal claims.

Mistake #2

Skipping the Pre-Inspection

Most sellers think inspections are only the buyer’s responsibility. But doing a pre-inspection is one of the smartest moves a seller can make. It gives you a strategic advantage that can help speed up your sale, minimize surprises, and put you in the driver’s seat.

Here’s how a pre-inspection works in your favor:

1. Identify and Address Issues Early

A pre-inspection gives you a clear picture of your home’s condition before it hits the market. You can fix problems ahead of time, or decide what to disclose and what not to bother with. Either way, you’re no longer guessing.

2. Keep Control of the Narrative

Unlike buyer inspections, a pre-inspection doesn’t need to be shared. That means you’re not obligated to disclose it unless you choose to. If everything looks great, share it proudly. If not, use it privately as your to-do list.

3. Speed Up the Transaction

Buyer inspections can drag out the process by 10 to 21 days, slowing down financing, appraisals, and closing. With a pre-inspection already done, you reduce the back-and-forth and often avoid repair negotiations entirely.

Cost?

Typically $500–$600.

Value?

Weeks shaved off your timeline—and a smoother, more confident transaction.

Mistake #3

Ignoring Presentation

Buyers don’t just look at homes—they feel them. And that feeling often starts online.

Today’s homebuyers scroll through dozens of listings in seconds. If your photos are dark, your rooms are cluttered, or the description lacks detail, your home might be passed over before anyone even schedules a showing.

Presentation isn’t just about cleanliness or staging—it’s your home's first impression and needs to shine across every digital touchpoint.

Here’s what top-performing listings have in common:

• Professional Photos: 85% of buyers say these are the most important factor in choosing which homes to view.

• Floor Plans: Help buyers visualize layout and flow.

• Virtual Tours: Give an immersive feel that builds an emotional connection.

• Detailed Descriptions: Go beyond basics. Highlight features, upgrades, and lifestyle benefits.

  
  

And the stats back this up. Listings using Zillow’s “Showcase” program—like those offered through ONE Real Estate—get up to:

• 25% more views

• 113% more page visits

• 92% more saves

  
  

You have just seconds to stand out. Make them count.

Mistake #4

Neglecting Repairs and Maintenance

Once buyers walk through your front door, presentation turns into perception. A dripping faucet, peeling paint, or even a wobbly stair rail instantly undermines confidence and raises red flags about the home's condition.

The problem? Small issues trigger big worries. A buyer sees a loose railing and imagines structural problems. What could be a $200 fix in their mind becomes a $2,000 risk.

The Fix:

• Use your pre-inspection report as a roadmap.

• Tackle simple, visible problems first.

• Consider “repair now, pay later” options—many contractors are willing to wait until closing.

• Prioritize high-impact areas—focus on kitchens, bathrooms, and entryways first, where small fixes can create the biggest impression on buyers.

  
  

Even if you’re on a tight budget, smart repairs can lead to higher offers and faster sales. It’s not just about how your home looks—it’s about how trustworthy it feels.

Mistake #5

Mispricing Your Home

You’ve heard it before: location is everything. But in today’s market, price is power. And pricing your home wrong is one of the most damaging mistakes a seller can make.

It’s easy to get emotionally attached to a number, especially one tied to your perceived equity or a Zestimate. But the truth is, your home’s worth is only what a buyer is willing to pay.

Here’s how we evaluate pricing the right way:

• Active Listings: What similar homes are listed for now—your direct competition.

• Pending Sales: Show market momentum—what’s attracting offers.

• Recent Closings: Reflect actual buyer behavior and final sale values.

  
  

Even a small pricing misstep has major consequences:

• 12% or more overpriced:

  You’ll get zero showings.

• 6–11% overpriced:

  There may be a few drive-bys with little real interest.

• 3–5% overpriced:

  Some showings, but no offers.

• Accurate pricing:

  Showings + offers = SOLD.

  
  

And remember—overpriced homes don’t just sit. They start to stink. Buyers wonder what’s wrong, and you lose leverage with every passing day.

Setting Yourself Up for Selling Success

Selling a home isn’t just about timing the market—it’s about preparation, strategy, and execution.

Let’s recap the five most common and costly mistakes home sellers make:

1. Incomplete Seller’s Disclosure:

   Legal missteps can kill deals, even at closing.

2. Skipping the Pre-Inspection:

   Surprise issues surface later, costing you control and time.

3. Poor Presentation:

   Online-first impressions matter more than ever.

4. Neglecting Repairs:

   Small problems raise big red flags for buyers.

5. Mispricing Your Home:

   The wrong number can mean zero offers and mounting frustration.

   
   

But the good news? Every one of these mistakes is 100% avoidable. When you have the right plan—and the right agent—selling your home can feel empowering, not stressful.

At ONE Real Estate, our mission is simple: to help you sell smart, sell fast, and sell with confidence.

Bonus Strategy

The Most Overlooked Pricing Lever

There’s one more strategy we didn’t cover in full here.

It’s the Bonus Mistake that most sellers never even realize they’re making—yet fixing it can give you more control, more leverage, and often, a higher sale price.

Want to know what it is?

👉 Tune into the podcast episode of The ONE Real Estate Report to discover this powerful bonus strategy in full detail. We promise—it’s a game-changer.

Call to Action

If you’re preparing to sell and want a custom strategy session tailored to your home and goals, connect with Brian Gass and the team at ONE Real Estate.

And don’t forget:

• Subscribe to The Real Issues Podcast on YouTube and your favorite podcast app.

• Click the links in the episode description for deeper dives into each topic.

• Follow us for weekly real estate tips that help you stay one step ahead in any market.

Your home deserves the right price—and the right plan.

FAQs: Quick Answers to Common Seller Questions

1. What if I make a mistake on the Seller’s Disclosure? Can I fix it later?

Yes, but timing is critical. The sooner you amend and re-deliver the form, the better. Otherwise, the buyer could walk away at any time.

2. Should I still stage my home if it's vacant or has minimal furniture?

Absolutely. Staging helps buyers visualize the space and connect emotionally—vacant homes often feel colder and smaller.

3. Is professional photography really worth it in a fast-moving market?

Yes. Even in hot markets, listings with poor photos can be skipped over entirely online. Professional photos increase views and engagement.

4. What if the buyer demands repairs I’ve already declined to do?

You’re not obligated to accept every request, but rejecting all can jeopardize the deal. A pre-inspection helps you prepare and negotiate confidently.

5. How do I know if my home is overpriced or just poorly marketed?

If you’re getting lots of views but no showings or offers, it’s likely price. If you’re not even getting views, presentation and marketing may be the culprit.