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Why Pricing Your Home High Is A Risky Strategy

Social Shareables
Social Shareables

Why Pricing Your Home High Is A Risky Strategy

Introduction

Pricing your home too high might feel like a smart move—you can always lower it later, right? But in reality, overpricing can do more harm than good.

The first week on the market is everything. That’s when serious buyers are searching, ready to make offers. But if your price is too high? You risk getting ignored, losing momentum, and ultimately selling for less than if you had priced it right from the start.

This carousel breaks down why overpricing is risky—and how to price strategically to attract strong offers.

Before you get started

For best results with direct mail, you’ll want to have these core lists ready.

Before you send a text, make sure you have these three things in place:

Before you send an email, make sure these three things are in place:

This is your core mailing audience—used for general awareness and market education. Build your list using the following filters:

  • Homeowners who’ve owned for 10+ years
  • 50%+ equity
  • Areas with strong total commission opportunity (transaction volume × average price)

Start with 1,000 homes. Expand if it’s working. Need help pulling the list? Ask your title rep or use tools like PropStream or Breakthrough Broker.

Used for campaigns like Just Listed, Just Sold, Magic Buyer, or Pre-Appointment letters.You’ll need the ability to quickly pull 100–200 nearby homes around a specific property.

Used for targeted campaigns like Expired Listings, Silver Tsunami, and FSBOs.
Pull these from platforms like RedX or similar.

1

An Email Tool

You need a platform that lets you send mass emails to your database. Use what you have—FUB, Follow Up Boss, Mailchimp, KVCore, Constant Contact, etc. If you’re not set up yet, get that handled first. You can’t send if you can’t hit send.

2

Three Simple Lists

You need three lists:

Prospects

Recommended Audience For This Campaign

People you haven't done business with.

SOI/Past Clients

Recommended Audience For This Campaign

People you have.

Entire Database

Recommended Audience For This Campaign

All contacts.

These lists let you send smarter without overthinking.
3

A Plain Text Format

These emails are written to feel personal, not promotional—so keep them clean. Paste them as-is, with a short signature (your name, number, maybe your site). That’s it.

1

A CRM That Can Send Texts

Most modern CRMs can do this—Follow Up Boss, Lofty, Brivity, Real Geeks, etc. Use your CRM before buying anything new. You’ll want tracking, history, and batch-sending capabilities.

If you do need a mass texting tool, here’s what we recommend. But start with manual sends if you have to.

2

Three Simple Lists

Texting is for follow-up. And smart follow-up starts with the right filters.

Set up three lists:

Prospects

Recommended Audience For This Campaign

People you haven’t done business with.

SOI/Past Clients

Recommended Audience For This Campaign

People you have.

Entire Database

Recommended Audience For This Campaign

All contacts.

Apply two filters:

Engaged Recently

Opened an email or visited your site in the last 7 days.

Not Contacted Recently

No outreach in 30 days (for prospects) or 90 days (for clients).

That overlap—engaged but untouched—is your sweet spot. That’s who you text.
3

A Plain Text Format

These aren’t spam blasts. They’re timely, value-based follow-ups. Use their first name. Skip the signatures.

How to Execute

Step 1

Customize Canva Templates to Match Your Brand

Personalize postcard using:
or
Canva Template
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Step 2

Post to Instagram

Send

1. Start a New Post: Open Instagram and tap the + icon to create a new post.2. Select Carousel Format: Tap Select Multiple (icon with stacked squares) to enable carousel posting.3. Choose Your Images/Videos:4. Arrange Your Slides:

  • Drag and reorder the selected files to your preferred order.
6. Write a Caption: Add a compelling caption to accompany your carousel.7. Add Tags & Location (Optional):
  • Tag people, add hashtags, and include a location if relevant.
8. Share Your Post: Tap Share to publish your carousel.See the image below to view how the carousel appears on your profile.

  1. Select up to 10 images or videos for your carousel.
Target Audience
Instagram Followers
Step 1

Record the Video

Show Flow
Guided narration script for the video.
Hook
Audio Transcription of Show Flow
AI-generated representation of the intended sound flow.
Step 2

Customize Template

Canva Template
Canva Template

📢 You list your home, expecting strong interest—maybe even multiple offers.

But instead? Silence.

Buyers scroll past. Showings are slow. And after weeks on the market, you’re left with fewer options than you expected—lower offers, a price reduction, or relisting altogether.

This is common when a home is priced too high.

🔹 The first week is when your home gets the most attention—when buyers are searching actively and ready to make offers.
🔹 But if your price is too high? Buyers hesitate or move on to homes they see as a better deal.
🔹 The longer your home sits, the less desirable it appears, and the harder it becomes to get strong offers.

Now, there are times when pricing above market can work. Some homes have features that set them apart. But even in those cases, it takes the right approach—not just a high number and hope.

And just to be clear—even a well-priced home won’t always sell overnight. Some markets move slower than others, and that’s not a reflection of your home’s value. The key is patience, strategy, and trusting the process.

Selling soon? Let’s talk about a pricing strategy that works for your home, your market, and your goals.

📩DM me today—and let’s build the right plan for your sale.

Step 3

Post Your Video

Video Title & Description
Copy 
Copied to Clipboard
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Video Walkthrough

Examples

Video Guide
Video Guide