5 Common MLS Listing Mistakes to Avoid
When listing your home on the MLS, simple mistakes can cost you time and money. Here are the five most common errors sellers make and how to avoid them:
- Overpricing Your Home: Setting an unrealistic price can scare off buyers and lead to longer market times. Homes priced right from the start often sell faster and for more money.
- Using Poor-Quality Photos: Listings with professional, high-quality photos attract more views and sell faster. Low-quality or too few photos can hurt your chances of selling.
- Incomplete or Incorrect Details: Missing or wrong information, like square footage or features, can confuse buyers and delay sales.
- Skipping Repairs or Disclosures: Failing to address known issues or disclose defects can lead to trust issues, legal problems, and reduced offers.
- Making Showings Inconvenient: Limited showing availability frustrates buyers and reduces interest, prolonging the sale process.
Key takeaway: These mistakes are entirely avoidable with proper planning and attention to detail. Accurate pricing, professional photos, complete details, transparency, and flexible showings are critical for a successful sale.
Top 5 Mistakes Home Sellers Make and How to Avoid Them
1. Setting the Price Too High
Pricing your home too high is one of the biggest missteps you can make when listing it on the MLS. While it might seem like a good idea to aim high and leave room to negotiate, this approach often backfires in today's real estate market, where buyers have access to detailed data and tools.
Impact on Buyer Interest
Today's buyers are well-informed and have no trouble comparing home prices online. If your home is listed significantly higher than similar properties, buyers will quickly notice and move on to options that offer better value.
"Even with limited inventory, buyers are savvy. They're not going to jump on an overpriced home just because options are scarce. Instead, they'll compare it to similar properties, spot the mismatch, and move on." - Pete Evering, Utopia Management [6]
Buyers rely on market data and comparable properties to make decisions. Homes priced at or slightly below market value tend to attract more attention and offers, while overpriced homes often sit unnoticed [5]. This disconnect in pricing not only discourages interest but also increases the likelihood of your home lingering on the market.
Effect on Time on Market
Overpricing often leads to extended time on the market. While the average home receives an offer in about 34 days [3], overpriced properties can take twice as long to sell [5].
The first two weeks after listing are critical for attracting serious buyers. If the price is too high, your home may be overlooked, setting off a chain reaction that slows down interest.
Market Reality Check
In November 2024, more than half (54.5%) of homes for sale sat on the market for 60 days or longer without receiving an offer [6]. That same month, the average time for homes to go under contract was 43 days - the slowest pace in five years [6].
Potential Financial Implications
Overpricing doesn't just delay the sale; it can also cost you money. Homes priced too high often take three times longer to sell and may ultimately sell for 10% or more below their true market value [4].
Frequent price cuts can also send the wrong message to buyers, signaling desperation and opening the door to lowball offers. Current data shows that only 36% of homes that experienced price reductions ended up selling, while about 34% of all homes on the market had price reductions since their original listing [8].
There's also the issue of appraisals. Lenders base loan amounts on appraised values, not listing prices, so if your home is overpriced, it may appraise for less, leading to reduced sale prices or even canceled deals [7].
Ironically, trying to maximize profit with an inflated price often results in selling for less than if the home had been priced realistically from the start.
2. Using Low-Quality or Too Few Photos
Accurate details can make or break an MLS listing, but high-quality photos are just as crucial. With about 85% of buyers relying on photos to judge a property's appeal, poor-quality images or too few pictures can drastically hurt your chances of attracting interest.
Impact on Buyer Interest
Bad photos don't just fail to impress - they can actively push buyers away.
Data backs this up. Listings with professional photos receive up to 61% more views, while properties with fewer than nine photos tend to linger on the market twice as long [9] [11]. In fact, homes with fewer than nine pictures are 20% less likely to sell within 60 days compared to listings featuring 22–27 high-quality images [9].
Given that 97% of homebuyers were searching online as of 2020 [13], your listing photos are essentially your first - and sometimes only - chance to grab attention. Comprehensive visuals, like virtual tours, can nearly double engagement compared to listings without them [18].
Effect on Time on Market
Good photos don't just attract more views - they also help homes sell faster. High-quality visuals can cut market time by up to 32%, with well-photographed homes averaging 89 days on the market compared to over 120 days for listings with subpar images [17]. Specialized photography techniques amplify these results even further. For instance:
- HDR photography can help homes sell 50% faster and boost online views by 118% [10].
- Drone or aerial photos shorten time on the market by 68% [10].
- Listings with 3D tours spend about 31% less time on the market [19].
These faster sales often come with financial perks, too.
Potential Financial Implications
Professional-grade photography doesn't just speed up sales - it can increase sale prices as well [15]. Homes with high-quality images typically command 47% higher asking prices per square foot and sell for 32% more than those with amateur photos [14] [18].
For properties priced between $200,000 and $1 million, using professional DSLR photography can result in sale prices that are $3,400 to $11,200 higher, with some listings closing as much as $116,076 above comparable homes with lower-quality images [15] [16].
"If you aren't utilizing high-quality real estate photography, you are leaving substantial money on the table with every listing." [15]
On the flip side, poor-quality photos can lower a property's perceived value, leading to reduced offers [14].
Platforms like HomeRise make it easy to access professional photography services, ensuring your listing stands out. By investing in high-quality visuals, you're not just showcasing your property - you're maximizing its market appeal and financial potential.
3. Writing Incomplete or Wrong Property Details
Property details are the backbone of any MLS listing, yet many sellers underestimate the importance of providing complete and accurate information. Missing or incorrect details can confuse buyers and even derail transactions.
Impact on Buyer Interest
When property descriptions are incomplete, they create immediate obstacles for potential buyers. Key details - like proximity to schools, HOA fees, or recent upgrades - are often deal-makers. Without this information, buyers are likely to skip over the listing in favor of one that paints a clearer picture.
Take this example: a listing that simply says "3-bedroom house" doesn't stand out. Now imagine it describes a "3-bedroom home featuring a newly renovated kitchen with granite countertops and a spacious backyard perfect for entertaining." That added detail helps buyers imagine themselves living in the space and makes the property far more appealing [20]. Skipping these specifics can lead buyers to assume the property isn't suitable, even if it is.
Effect on Time on Market
Incorrect or incomplete property details can significantly extend the time a listing remains unsold. Discrepancies uncovered during showings or inspections often erode buyer trust, causing deals to fall apart.
The Data Problem
Nearly half (47.22%) of crucial real estate data is often missing from listings [23]. Additionally, homes that are overpriced due to errors - such as incorrect square footage or exaggerated features - can sit on the market for over 120 days and usually end up selling for less than 90% of their original asking price after multiple price reductions [21].
Potential Financial Implications
The financial fallout from incorrect property details can be substantial. For example, 15% of real estate contracts fail because of inaccuracies like incorrect square footage. This can result in lost commissions, wasted marketing resources, and increased carrying costs [22].
Errors in data entry cost U.S. businesses $600 billion annually [23], and real estate is no exception. MLS data, for instance, often inflates property prices by an average of 6.7%, with some listings overstating prices by as much as 21.4% [22].
The stakes are high. According to the 1:10:100 rule, preventing a data error costs $1, fixing it costs $10, and leaving it uncorrected can cost $100 [21]. Starting with accurate details can save sellers from expensive consequences like failed inspections, prolonged renegotiations, or even canceled transactions.
HomeRise's meticulous process ensures every critical detail is captured, helping sellers avoid the costly mistakes that can disrupt a sale. Accurate data and full disclosures are key to preventing delays and complications down the road.
4. Skipping Required Repairs or Disclosures
Some sellers try to sidestep necessary repairs or fail to disclose known issues before putting their property on the market. While this might seem like a shortcut, it often leads to costly legal and financial problems that far outweigh the effort of addressing these concerns upfront.
Impact on Buyer Interest
When buyers uncover hidden defects during inspections or walkthroughs, it can destroy trust. By law, sellers must disclose material defects - those that could influence a buyer's decision or the property's price [24]. These disclosures typically cover issues like structural or foundation problems, water damage, mold, electrical and plumbing defects, pest infestations, and even environmental hazards, whether they're current or have been resolved [25][26].
"Even if the problem has been fixed, sellers are required to disclose past repairs, defects and reports" - The Shapero Law Firm [26]
Properties listed "AS-IS" often raise red flags for buyers, leading to reduced offers or no offers at all [27]. Even with an AS-IS sale, sellers are still legally obligated to disclose known defects, so skipping this step can result in serious trust issues and disrupt the entire selling process.
Effect on Time on Market
Hidden problems that come to light during buyer inspections can throw a wrench into the timeline. Deals may be delayed or fall apart entirely as buyers negotiate repairs, demand price reductions, or walk away [25]. Properties with undisclosed defects tend to linger on the market longer, and sellers often face pressure to lower the price repeatedly to regain buyer interest.
Potential Financial Implications
Being upfront about a property's condition not only builds trust but also helps avoid expensive setbacks. Failing to disclose known issues can lead to lawsuits, repair costs, and hefty legal fees [28][30].
Real-World Consequences
Take the Johnson and Smith case in NSW, where undisclosed water damage left buyers with $150,000 in repair costs. The sellers were ordered to pay $100,000 in damages plus legal fees [31].
Statistics reveal that 15% of residential properties have undisclosed structural issues, and termite infestations account for 25% of these problems. Buyers often spend between $50,000 and $200,000 fixing hidden defects, while sellers found liable can face damages as high as $250,000 [31].
To protect yourself, document all repairs and inspections. This not only demonstrates good faith but also provides legal protection [25]. It's always better to share more information than less [24].
HomeRise simplifies this process by guiding sellers through proper disclosures, helping them avoid legal troubles and financial losses tied to hidden property issues. Transparency isn't just a legal requirement - it's a smart strategy for a smoother sale.
5. Making Showings Hard to Schedule
Limiting access to showings - whether due to personal schedules or strict restrictions - can make it harder for buyers to view a property and significantly delay a sale [34]. When buyers face hurdles to scheduling, it directly impacts their interest and engagement.
Impact on Buyer Interest
Buyers often juggle busy schedules and expect flexibility when it comes to viewing homes. Weekends, in particular, are prime times for house hunting as buyers explore neighborhoods [33]. If a property is difficult to view, buyers are quick to shift their focus to homes that are more accessible.
When showing times are inconvenient, buyers may feel frustrated and move on to other options, creating unnecessary friction in the buying process [32].
Effect on Time on Market
The number of showings a property receives is often a good indicator of how quickly it will sell. On average, a home needs to be shown 10 to 25 times before receiving an offer [36]. In fast-moving markets, this number can drop to just 5–10 showings, while slower markets may require 20 or more.
Sellers who impose strict showing limitations risk cutting off a steady stream of potential buyers, which can lead to longer market times. And the longer a property sits unsold, the more likely it is to attract lower offers.
Potential Financial Implications
When showings are limited, the reduced exposure often results in fewer offers - and those offers tend to be lower [35]. In fact, 91% of buyers believe they should have easy access to all available listings without unnecessary barriers [1].
To avoid these pitfalls, sellers should aim to offer flexible showing options. Providing a short notice window (1–2 hours), allowing evening and weekend showings, and maintaining prompt communication with your agent can make a big difference [33][32].
HomeRise helps sellers navigate these challenges by offering tailored advice on effective showing strategies and connecting them with skilled agents who know how to maximize exposure while accommodating sellers' reasonable needs.
Comparison: HomeRise vs Traditional Agents
When listing your home on the MLS, you typically have two main options: working with traditional full-service agents or opting for flat-fee MLS services. The latter offers predictable upfront costs and gives sellers more control over the process, while traditional agents rely on commission-based fees tied to the sale price.
The key difference comes down to cost. Traditional agents usually charge a commission of 5–6% of your home's sale price [39]. For a $400,000 home, this means paying around $20,000–$24,000. On the other hand, flat-fee MLS services, like HomeRise, offer fixed upfront pricing, regardless of your home's final sale price.
| Feature | HomeRise Flat-Fee Plans | Traditional Full-Service Agent |
|---|---|---|
| Upfront Cost | Around $95–$495 (Essentials and Advanced Plans) | $0 |
| Success Fee | Fixed fee of $495–$995 | 5–6% of sale price |
| MLS Access | Yes | Yes |
| Professional Photography | Included with the Advanced Plan | Typically included |
| Showing Coordination | Managed through ShowingTime® | Agent-managed |
| Price Analysis | Available | Comprehensive Comparative Market Analysis |
| Transaction Support | Varies by plan | Full support |
| Seller Control | High | Moderate |
Flat-fee MLS services like HomeRise stand out by combining cost savings with greater seller control. Their tiered plans cater to different needs. For example, the Essentials Plan offers MLS listing access and exposure on major platforms like Zillow and Realtor.com. The Advanced Plan adds perks like professional photography, yard signs, and lockboxes. For sellers seeking more hands-on guidance, the Full Service (1% Agent Partners) option provides expert support from a licensed Realtor for just a 1% commission [37].
This level of control can be a game-changer, especially since 86% of buyers work with a Realtor [38]. Even with a flat-fee MLS listing, your property benefits from the broad exposure provided by the MLS system, ensuring it reaches a wide audience of potential buyers.
Conclusion
Steering clear of these five common MLS listing mistakes can be the difference between a smooth, profitable sale and months of frustration. Missteps like incorrect pricing, low-quality photos, incomplete descriptions, undisclosed repairs, and inconvenient showings are entirely avoidable yet can cost sellers valuable time and money.
Selling a home is often more challenging than expected, especially in today's digital-first market. With nearly 95% of buyers beginning their search online[40], your listing's online presentation is critical. Alarmingly, over 75% of Houston listings fail to meet online optimization standards, and nearly half contain errors[40].
Why Getting It Right Matters
- Listings with professional photos attract 118% more views than those without[46].
- Optimized listings receive 50% more views than standard ones[44].
- Homes with professional photography sell 32% faster[45].
- Strategic pricing can cut market time by 25%[43].
- 85% of buyers rank photos as the most important factor when browsing homes online[41].
HomeRise's flat-fee MLS services offer a modern alternative to traditional real estate commissions. Instead of paying the typical 5–6% fee, sellers can gain access to professional tools and MLS exposure starting at just $95 with the Essentials Plan[37]. For those wanting to elevate their listing, the Advanced Plan includes professional photography. And for sellers seeking expert guidance, the Full Service option offers dedicated Realtor support for only 1% commission[37].
HomeRise makes the selling process easier by providing your listing with MLS access and visibility on major platforms like Zillow, Homes.com, and Realtor.com[42]. You'll get the same exposure as traditional agents but at a fraction of the cost, putting you in a stronger position to navigate the market.
To recap, avoid common mistakes like mispricing, poor-quality photos, incomplete details, undisclosed repairs, and difficult showings. Take proactive steps - verify all details, complete disclosures, and address necessary repairs - to set your home up for success. With the right tools and professional support, you can sidestep the errors that trip up many sellers and position your home for a smooth, successful sale.
FAQs
How do I price my home correctly to attract buyers on the MLS?
To set the right price for your home and attract potential buyers, begin by looking into recently sold comparable properties in your neighborhood - often referred to as "comps." Pay attention to details like location, square footage, condition, and any standout features that could affect value. It's also important to analyze current market trends to get a sense of buyer interest and pricing behavior.
If you want a more accurate estimate, consider bringing in a professional appraiser or reaching out to a real estate expert. Taking these steps can help you strike a balance - avoiding the pitfalls of overpricing, which might scare buyers away, or underpricing, which could mean leaving money on the table.
Why is professional photography important for my MLS listing, and how can it help sell my home?
Professional photography plays a key role in making a great first impression and drawing more potential buyers to your MLS listing. Well-captured, high-quality images highlight your home's best features, helping it stand out in a crowded market.
Listings with professional photos tend to attract more attention, leading to faster sales and often higher offers. By choosing to invest in professional photography, you're boosting your home's appeal and increasing the likelihood of receiving competitive bids.
How can I make sure my MLS listing details are accurate and complete?
To make sure your MLS listing is spot-on, take the time to double-check every detail. This includes square footage, lot size, and standout features like the number of bedrooms and bathrooms. For accuracy, rely on official documents or bring in a pro, like a licensed appraiser, to confirm measurements and property specifics. Also, verify legal and financial details, such as property taxes and ownership records, to avoid any mistakes.
Before hitting publish, go over your listing with a fine-tooth comb for typos or missing information. An accurate, complete listing not only earns the trust of potential buyers but also helps your property grab attention in a competitive market.
