Debunking Home Selling Myths for 2025 and 2026 with a prelisting checklist to get your home ready for the market

by Lori Collins

Whether you are a first-time seller or a seasoned homeowner looking to downsize, the real estate market can feel like a labyrinth of conflicting advice. As we navigate the tail end of 2025, the stakes are higher than ever. With mortgage rates hovering around 6.2% and inventory remains tight yet stabilizing, every decision—from the date you list to the price you set—impacts your bottom line.

In a recent video, Realtor® Lori Collins of LoriCollins.com took a sledgehammer to some of the most persistent "old school" beliefs in the industry. These myths often lead to homes sitting stagnant on the market, eventually forcing price drops that leave money on the table.

Here is an in-depth look at the three biggest home-selling myths debunked, updated with the market realities of 2025.

Myth #1: You Must Wait Until Spring to List

The "Spring Market" has been the holy grail of real estate for decades. The logic is simple: the flowers are blooming, the weather is nice, and families want to move before the new school year. While it’s true that buyer volume increases in the spring, so does your competition.

The 2025 Reality

Current data shows that while inventory is slightly higher than the record lows of 2023, we are still far from "normal" pre-pandemic levels. Listing in the late fall or winter months (November through February) offers a strategic advantage that many overlook:

The "Serious Buyer" Factor: Casual "lookie-loos" don't trudge through winter slush or sacrifice their holiday weekends for open houses. Winter buyers are typically moving out of necessity—relocations, lease expirations, or major life changes.
Inventory Scarcity: In December 2025, unsold inventory fell by nearly 6%. When there are fewer homes for sale, your property isn't just another listing; it's the only listing for a motivated buyer in your neighborhood.
Emotional Ambiance: A home that feels cozy, warm, and well-lit during the darker months creates an immediate emotional connection that a bright, sterile spring listing often lacks.

Myth #2: Price High to Leave Room for Negotiation

This is perhaps the most dangerous myth in a digital-first market. Sellers often think, "If I want $450,000, I should list at $475,000 so I have room to come down." ### Why This Backfires In 2025, buyers are incredibly well-informed. With instant access to automated valuation models and historical data, they know exactly what a home is worth.

Strategy:

Overpricing: Listing becomes 'stale' after 14 days. Buyers assume something is wrong and wait for a price drop.

Market Pricing: Generates immediate interest, multiple showings, and often results in a 'bidding war'

Underpricing: Risks leaving money on the table, thoughit can drive the highest volume of traffic and sometimes competing bids...driving a higher price.

When a home sits on the market for 30, 60, or 90 days, it develops a "stigma." Even if you eventually drop the price to market value, buyers will wonder why no one else wanted it, leading to even lower "lowball" offers. As Lori Collins emphasizes, your best chance to sell for the highest price is within the first two weeks of listing.

Myth #3: Buyers Will Overlook Clutter and Minor Repairs

We’ve all heard it: "A buyer can just paint that wall" or "They’ll see past the boxes in the garage." While technically true, this ignores the psychology of the purchase. In 2025, the "HGTV Effect" is more powerful than ever. Buyers aren't just looking for shelter; they are looking for a lifestyle.

The Cost of Neglect

The "Multiplication Effect": When a buyer sees a leaky faucet or a cracked tile, they don't see a $50 fix. They see a homeowner who hasn't maintained the property. They begin to wonder about the "invisible" issues—the roof, the HVAC, the foundation. In their minds, a $500 repair list quickly turns into a $5,000 offer deduction.
The Power of Staging: Recent surveys from the National Association of REALTORS® (NAR) show that staging a home can boost the final sale price by 1% to 10%. For a $410,000 home (the 2025 median), that’s an extra $4,000 to $41,000 in your pocket.
Digital First Impressions: Your first showing happens on a smartphone screen. Clutter makes rooms look smaller in photos, and dark, dated paint can make a space feel "heavy" and unappealing to the modern buyer.

Final Thoughts: Strategy Over Superstition

Selling a home in today's market requires a blend of data-driven pricing and emotional appeal. By ignoring these three common myths, you position yourself ahead of the competition and protect your home's equity.

As Lori Collins suggests, the key is to stop viewing your home as your personal sanctuary and start viewing it as a marketable product. When you price it right, prep it perfectly, and time it strategically, you don't just sell your home—you win the market.

For more expert advice and over 50 additional videos on the selling process, visit LoriCollins.com.

Ready to Start Your Journey?

The 2025 Housing Market: Trends, Changes, and What to Expect

This video provides a deep dive into the specific economic shifts and inventory challenges of the 2025 real estate market, offering a broader context for why Lori’s advice is so critical right now.

Phase 1: The "Invisible" Foundation (Repairs & Maintenance)

Lori’s Insight: Buyers won't "overlook" minor issues; they will assume the home hasn't been maintained.

[ ] Conduct a "Sniff & Listen" Tour: Walk through your home in silence. Fix any squeaky floorboards, dripping faucets, or running toilets.
[ ] Service the HVAC & Water Heater: Have a professional service your major systems and keep the receipt on the kitchen counter during showings. This builds immediate trust.
[ ] Patch the "Life Dings": Fill small holes from artwork and patch any dents in the drywall (especially in high-traffic hallways).
[ ] Update Hardware: Swap out 90s-era brass knobs and "spoon" handles for modern brushed nickel or matte black fixtures. This is a low-cost, high-impact "HGTV" fix.
[ ] Pre-Listing Inspection (Optional but Recommended): In 2025, many savvy sellers are doing their own inspection first to fix "deal-killer" issues before the buyer ever finds them.

Phase 2: The "HGTV" Glow-Up (Decluttering & Staging)

Lori’s Insight: Buyers aren't just buying shelter; they are buying a lifestyle.

[ ] The 50% Rule: Aim to remove 50% of the items on your shelves and countertops. This makes spaces look larger and more "move-in ready."
[ ] Depersonalize (The "Hotel" Vibe): Pack away family photos, trophies, and specific religious or political items. You want the buyer to see their life in the house, not yours.
[ ] Neutralize with Warmth: If you're repainting, ditch the 2010s "Cool Gray." The 2025 trend is "Warm Minimalism"—think beiges, creams, and soft terracottas.
[ ] Layer Your Lighting: Replace all burnt-out bulbs with consistent "Warm White" LEDs. Add a floor lamp to dark corners to create a cozy, inviting ambiance.
[ ] Define "Flex Spaces": If you have an unused nook, stage it as a "Zoom room" or home office. Multi-functional spaces are a top priority for 2025 buyers.

Phase 3: The "Digital First Impression" (Curb Appeal & Media)

Lori’s Insight: Your first showing happens on a smartphone screen.

[ ] Power Wash Everything: Driveways, siding, and walkways. This offers one of the highest ROIs of any pre-listing task.
[ ] The "Pop" Front Door: Paint your front door a bold, contrasting color (Black or Navy are currently yielding the highest sale premiums).
[ ] Fresh Mulch & Edge: Nothing says "well-maintained" like a crisp edge on the lawn and fresh dark mulch in the flower beds.
[ ] Hire a Pro Photographer: Do not let your agent take photos with their phone. Ensure the package includes drone shots and a video walkthrough (crucial for 2025's remote buyers).

Phase 4: The Strategic Launch (Timing & Pricing)

Lori’s Insight: Price it right from Day 1 to avoid the "Stale Listing" stigma.

[ ] Analyze the "Real" Comps: Look at homes that sold in the last 60 days, not just what's currently "For Sale."
[ ] Price for the "Bracket": If your home is worth $405,000, consider listing at $400,000. This puts you in the search results for everyone looking "up to $400k," maximizing your exposure.
[ ] Pick Your Date: Don't feel forced to wait for April. If inventory is low in your neighborhood right now, today is the best time to list.

Pro-Tip for 2025

Eco-Friendly Accents: Buyers are currently obsessed with sustainability. Adding a smart thermostat or highlighting energy-efficient windows can be the "tie-breaker" that gets you the offer.

Here is a 'property highlights template' that is organized by what 2025 buyers are searching for most: Peace of Mind, Lifestyle, and Efficiency.

🏠 Modern Living Meets Turnkey Comfort

✨ Top 5 "Must-See" Highlights

The "Move-In Ready" Guarantee: Freshly updated with a [Year] professional paint palette in [Color, e.g., Warm Alabaster] and updated [Matte Black/Brushed Nickel] hardware throughout.
Work-From-Home Sanctuary: A dedicated flex space/office featuring [Natural light/Built-ins/Quiet location]—perfect for the modern professional.
The "Hidden" Value: Peace of mind comes standard with a [Year] serviced HVAC system, [Year] roof, and [Smart Home features like a Nest thermostat/Ring doorbell].
Chef’s Prep Kitchen: Featuring [Granite/Quartz] countertops, stainless steel appliances, and a [Breakfast bar/Walk-in pantry] designed for entertaining.
Curated Curb Appeal: Professionally landscaped with new mulch, [Year] exterior lighting, and a striking [Color] front door that makes a statement from the street.

🛠️ Key Systems & Upgrades (The "Peace of Mind" List)

Buyers in 2025 are wary of hidden costs. Listing these upfront builds immediate trust.

HVAC: Serviced and inspected [Month/Year].
Windows: [Energy-efficient/Double-pane] windows for lower utility costs.
Flooring: [Luxury Vinyl Plank/Refinished Hardwood] throughout the main living areas for durability and style.
Smart Tech: Integrated [Smart Lock/Thermostat/Security Cameras] included.

🌲 Outdoor & Lifestyle Features

Private Oasis: Fully fenced backyard with a [Deck/Patio/Fire pit] area—ready for summer 2026 hosting.
Storage Solutions: [Overhead garage storage/Shed/Walk-in closets] to keep your living space clutter-free.
Prime Location: Just minutes from [Local Park/Popular Coffee Shop/Major Highway], offering the perfect balance of quiet living and urban convenience.