Is your home listed at the correct price?

So your home's been sitting on the market and nothing's happening — what's the move?

Whether you're buying or selling, my List-Price Guide is a good reference:

Once your home hits the market…

• Getting showings AND offers? You're basically dialed in — within 5% of a competitive price.

• Getting showings but zero offers? You're off by about 5–10%. Time to check your price.

• Crickets on showings too? You're more than 10% off. Act fast and price adjust.

It's not a personal thing, it's just an objective way to read the room and figure out where your price actually lands.

Serious buyers move fast and you don't want to sit on the market and adversely affect its marketability.

How fast should sellers pivot? The clock is already running.

• 0–14 days on market — You're hot. This is your moment and your maximum leverage. Ride it.

• 15–30 days on market — Buyers start to question it. They might lowball.

• 30+ days on market — Buyers either want a serious deal or they're scrolling right past you.

After two weeks without an offer, sellers start feeling like something's off in a normal market and honestly, they're not wrong. But instead of adjusting the price, the instinct is to blame everything else. The market, the timing, or perhaps the agent.

Here's the real talk: shake it off and get ahead of it. That first price drop should be a solid drop. Use my guide above, and it needs to happen within the first 15–30 days to keep the energy alive. If it's still sitting two weeks after that? Drop another 5% minimum. At that point its time to face reality.