The Home School Podcast, Episode 17
Why hasn't my house sold? Most homes that don't sell have a problem with price, presentation, photos, condition, or access. When buyers have more choices, the fix is usually adjusting the price or terms, not waiting.
If your home is listed in Lakeville or anywhere in the Twin Cities and showings have slowed down, you're not alone. In most cases, it's fixable.
Picture this: a home lists with a busy first weekend, then everything goes quiet. Weeks later, there are no offers, and a similar home down the street has already sold. The seller asks, "What are we missing?"
In this episode of The Home School Podcast, Liz Sandwick and co-host Tom Sommers of Coldwell Banker Realty break down why homes sit and exactly what to do about it.
Watch: Why Hasn't My House Sold?, The Home School Podcast with Liz Sandwick and Tom Sommers. See all Home School episodes. Previous episode: Episode 16, What Happens After an Offer Is Accepted
What's Happening in the Market
When there are more homes for sale, buyers have choices. Homes still sell, but they have to compete.
Your home isn't competing with the market. It's competing with the other homes a buyer saw that same weekend.
The 5 Reasons a House Doesn't Sell
- Price: the most common reason, and the hardest to hear
- Presentation: clutter, smells, and dated or dark rooms
- Photos and marketing: the online first impression
- Condition: repairs buyers don't want to take on
- Access: limited showing times mean fewer buyers
Is My House Overpriced?
| What you're seeing | What it usually means |
|---|---|
| Lots of online views, few showings | Price or photos |
| Showings, but no offers | Price compared to condition |
| Quiet after the first 2 to 3 weeks | Buyers assume something is wrong |
One meaningful price adjustment beats several small price cuts. Our episode on the biggest mistakes sellers make goes deeper.
Price Cut vs. Rate Buydown
Buyers don't shop by price. They shop by monthly payment. A seller-paid mortgage rate buydown lowers the buyer's monthly payment, and the same dollars can sometimes lower the payment more than a price cut would. In the episode, we also explain the difference between a temporary (2-1) buydown and a permanent buydown. Buydown programs and limits vary by loan type and lender, so the buyer's lender confirms what's available.
What to Do If Your House Hasn't Sold: Reset Now vs. Relaunch in Spring
Option 1: Reset now
- Read the showing feedback, because it points to the real reason
- Fix the top 2 or 3 items buyers mention
- Refresh the photos and the first line of the listing
- Adjust the price or terms, including a buydown
- Open up showing availability, evenings included
Option 2: Pause and relaunch in spring
- Makes sense if you have no deadline and repairs to finish
- Use the winter to prep, update, and plan
- Relaunch early in the spring, ahead of the crowd
- Come back with new photos and a fresh price for a fresh first impression
Weighing winter against spring? Our next episode covers selling your house in a Minnesota winter.
A house that hasn't sold isn't a failure. It's information. The market is telling you what to change.
In a market with more choices, the right price and the right terms get homes sold. Waiting rarely fixes it.
Frequently Asked Questions: Why Hasn't My House Sold?
Why hasn't my house sold?
Most homes that don't sell have a problem with price, presentation, photos, condition, or access. When buyers have more choices, the fix is usually adjusting the price or terms, not waiting.
How do I know if my house is overpriced?
Lots of online views but few showings usually points to price or photos. Showings but no offers usually means the price is too high for the condition. If things go quiet after the first 2 to 3 weeks, buyers start to assume something is wrong.
Is one big price reduction better than several small ones?
Yes. One meaningful price adjustment usually beats several small price cuts, which can make buyers wait for the next drop.
Is a rate buydown better than a price cut?
Sometimes. Buyers shop by monthly payment, and a seller-paid rate buydown can lower the payment more than a price cut of the same dollars. Programs and limits vary by loan type and lender.
Should I take my house off the market and relist in spring?
Pausing makes sense if you have no deadline and repairs to finish. Use the winter to prep, then relaunch early in the spring with new photos and a fresh price.
Listed Without the Results You Expected?
Whether your home is on the market now or you're planning to sell soon, get your home's real value and a plan to stand out in Lakeville and across the south metro.
Liz Sandwick, REALTOR®, Coldwell Banker Realty
Call or text: 952-491-3685
Email: Liz@CBRealty.com
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Liz Sandwick, REALTOR®, Coldwell Banker Realty. Equal Housing Opportunity. Information is general in nature and not legal, tax, or lending advice.