After buying houses in New Jersey for years, I’ve seen just about every home-selling mistake in the book. From overpriced listings that sit for months to sellers spending thousands on unnecessary repairs, most people leave money on the table without even realizing it.
Selling a home is one of the biggest financial moves you’ll ever make, and the difference between a smooth sale and a stressful nightmare comes down to avoiding these costly mistakes.
So whether you’re listing with a realtor or considering a cash sale, here are the biggest home-selling mistakes I see NJ homeowners make—and how you can avoid them.
1. Overpricing the Home (Thinking It’s Worth More Than It Is)
I get it—your home is your home, and you want top dollar for it. But one of the biggest mistakes I see is sellers pricing their home based on emotions rather than market reality.
📉 What Happens When You Overprice:
- Your listing sits for months, getting stale while buyers move on.
- You get lowball offers because buyers think you’re desperate.
- You end up dropping the price anyway—but after wasting time and money.
💡 How to Avoid It:
✔ Look at comparable sales (comps), not just listing prices.
✔ Get a professional valuation (appraisal or market analysis).
✔ Price it slightly under market value if you want a fast sale.
🚨 Insider Tip: I’ve bought homes where the seller originally listed way too high, then had to cut the price multiple times—losing valuable time and carrying costs. Starting with the right price saves you more in the long run.
2. Holding Out for a “Perfect” Offer and Losing Better Ones
I’ve had sellers turn down strong, fair cash offers because they were waiting for some mythical, all-cash, $100K over asking offer that never came.
🚨 What Happens When You Wait Too Long?
- The market shifts, and you lose buyers.
- You keep paying mortgage, taxes, and utilities for months.
- You may end up taking a worse offer later out of desperation.
💡 How to Avoid It:
✔ Be realistic—if an offer is solid, don’t gamble.
✔ Consider the full offer terms, not just the number. A slightly lower cash offer with no contingencies can be worth more than a higher financed offer that falls apart.
🚨 Real Example: I once made a cash offer to a seller who turned me down, thinking they could get more. Six months later, they called me back, ready to sell—but by then, the market had shifted, and my offer was lower.
3. Spending Thousands on Repairs You Don’t Need
Sellers often pour money into repairs and upgrades, thinking it’ll increase their home’s value—but not all renovations actually pay off.
🚧 Common Costly Repairs That Don’t Always Add Value:
- Full kitchen remodels ($30K-$50K)
- Fancy bathroom upgrades ($15K-$25K)
- New landscaping ($5K-$10K)
💡 How to Avoid It:
✔ Only fix what’s necessary. Buyers expect minor wear and tear.
✔ Consider selling as-is. Many buyers (including cash buyers like me) will take the home without any repairs.
✔ Offer repair credits instead of fixing everything yourself.
🚨 Real Example: I once bought a home where the seller had just spent $20,000 on new floors and paint, thinking it would boost their sale price. Buyers still negotiated it down, and they lost that money. If they had sold as-is, they would’ve walked away with more cash.
4. Ignoring the True Costs of Selling a Home
Selling a home isn’t free—and many sellers forget to factor in all the hidden costs.
💰 Common Selling Costs in NJ:
- Realtor commissions: 5-6% (That’s $20K-$30K on a $500K home!)
- Closing costs: 2-4%
- Property taxes & mortgage payments while waiting for a sale
💡 How to Avoid It:
✔ Know your net proceeds BEFORE listing.
✔ Factor in months of carrying costs if you don’t sell quickly.
✔ Consider a cash sale with no commissions, closing costs, or fees.
🚨 Insider Tip: Many sellers don’t realize how much they’ll actually take home after all these deductions. I’ve had sellers shocked at closing when they walked away with less than expected.
5. Not Having a Backup Plan If the Sale Falls Through
I’ve seen it way too many times—a seller gets an offer, starts planning their move, and then… BOOM, the deal falls apart at the last second.
🔹 Common Reasons Sales Fall Apart:
❌ The buyer’s mortgage financing gets denied.
❌ Home inspection issues scare buyers away.
❌ The buyer backs out at the last minute.
💡 How to Avoid It:
✔ Screen your buyers carefully—cash offers are the safest.
✔ Have a Plan B—don’t commit to a new home before closing.
✔ Consider a cash sale with no financing risks.
🚨 Real Example: I once bought a home from a seller whose buyer backed out on closing day. They were already under contract on a new home and panicked—luckily, we were able to close fast and get them the cash they needed in time.
How to Avoid ALL These Mistakes & Sell Without Stress
If you’re selling your home in New Jersey, the best way to avoid these costly mistakes is to work with someone who knows the market and can help you sell fast, for a fair price, without the usual headaches.
💰 At Savannah Properties, we buy homes directly for cash—no repairs, no commissions, no waiting. If you want to avoid the hassle of listing and sell on your terms, reach out today.
📩 Get a no-obligation cash offer now → savannahpropertiesnj