home sale Archives - Real Estate News and Commentary

September 15, 2025September 15, 2025

Home Didn’t Sell But You Already Moved

What to Do When Your Home Didn’t Sell After You’ve Already Moved

Imagine settling on your new home, but the home you’ve been trying to sell is still on the market. Weeks, or even months, go by and the “For Sale” sign is starting to feel more like a weight than a welcome. This is a scenario that has been occurring more often, yet no one has been talking about it.

What can you do when your house doesn’t sell, but you’ve already moved on with your life? has already moved forward? Here are some options to consider:

1. Take a Fresh Look at the Listing

Sometimes a home just needs a different perspective:

New Photos & Marketing: If your pictures are dark or outdated, refreshing them can breathe new life into the listing.
Price Adjustments: A transitional housing market can be tricky. Long gone are the days of “set it and forget it.” Your agent needs to keep a vigilant eye on market trends. Your home can get overlooked if it’s over-priced, even if it’s slightly over-priced.
Staging and Virtual Staging: An empty home can feel cold. Adding a few tasteful pieces of furniture, either real or digital, can helps buyers imagine themselves living there.

Pros:

Can quickly generate new interest.
Doesn’t require you to give up on selling.

Cons:

Staging, photography, and small fixes can be pricey.
If the market is truly slow, even improvements may not bring a fast sale.

2. Rent It Out

If selling the home isn’t working, owners often decide to rent it:

Short-Term Rentals have become trendy. Apps like Airbnb and VRBO make it possible to host travelers and cover your mortgage while you wait for the right buyer.
Traditional Rental: A one or two year lease gives you steady income and breathing room until the market improves.
Property Management: If you don’t want the hassle, a management company can handle tenants, repairs, and paperwork for a percentage of the rent.

Pros:

Rental income helps offset mortgage and housing expenses.
The home is occupied.

Cons:

Being a landlord means managing tenants, repairs, and any issues with the home.
“Wear-and-tear” occurs. Sometimes the home can get damaged.
Local regulations and/or your HOA rules may restrict rental options.

3. Explore a Lease-to-Own Agreement

This shouldn’t be taken lightly, and you should consult with your attorney before entering into a lease-to-own agreement. However, this arrangement can attract buyers who need time to secure financing. They rent now, and have an option to purchase later.

Pros:

Brings in rental income while keeping a buyer lined up.
Attracts renters who are motivated to become owners.

Cons:

If the buyer ultimately walks away, you’re back to square one.
Requires a clear, legally sound contract.
Can be harder to market compared to a traditional sale.

4. Sell to an Investor or Cash Buyer

Investors are often willing to purchase homes “as-is,” which can be appealing if you’ve already moved and don’t want to handle repairs. There’s a trade off for a speedy cash sale, which is selling at huge discount.

Pros:

Fast closing, sometimes in days.
No repairs, inspections, or appraisals.
Peace of mind when it’s settled.

Cons:

Sale price is likely below market value.
There may be only a few serious cash buyers for your home.

5. Partner With a Different Agent or Approach

If the house has been listed a long time, a new agent with a new strategy may bring fresh energy. Some agents have the knowledge marketing hard-to-sell homes.

Pros:

New strategy and perspective may uncover missed opportunities.
Some agents specialize in challenging sales.
Potential for home buyers to perceive your home sale as a “New Listing.”

Cons:

May feel like starting over.
No guarantee that a new approach will work faster.

6. Keep Perspective

It’s easy to feel frustrated or discouraged. But remember: the situation is temporary. Homes do sell, sometimes it just takes a new angle, a bit of patience, or a creative Plan B.

Final Thought

It’s stressful when you’ve moved and your home didn’t sell. But it’s not the end of the road. You do have options.Taking an honest look at your situation can help you decide on your next move.

By Dan Krell

Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

What’s your home worth?

July 4, 2025July 4, 2025

When Your Home Isn’t Selling

When Your Home Isn’t Selling: Should You Withdraw the Listing or Change Agents?

It can be frustrating and even disheartening when your home isn’t selling and sits on the market without meaningful offers. At some point, you may start to wonder: Is it time to pull the listing, or would switching agents make a difference?

Here’s how to navigate that decision with clarity and confidence.

Why your home isn’t selling

Before taking drastic steps, it helps to examine common reasons a home lingers unsold:

Pricing: Even in strong markets, an overpriced home will have trouble. Buyers today are savvy and have plenty of data at their fingertips. Buyers often know value better than we think.
Condition & Presentation: Today’s Buyers shop online first. Poor photos, clutter, or deferred maintenance can easily turn them off.
Market Dynamics: Interest rates, seasonal patterns, and local supply and demand all play a role AND affect buyer urgency
Marketing Reach: Not all agents/teams use customized strategies. Digital exposure, staging guidance, and proactive outreach to other agents matter.

Should you withdraw the listing?

If your circumstances have changed, perhaps you’re no longer ready to move, or you want to wait for a better market, withdrawing your MLS listing might make sense. Just keep in mind:

Some MLS systems track the days on market, so relisting later doesn’t always give you a fresh slate.
Buyers and agents may notice previous listings, so timing and presentation are key when you return to market.

Is it time to change agents?

Sometimes, a fresh perspective and renewed energy are exactly what’s needed. It may be time to consider other agents if:

You feel your listing was not aggressively marketed.
Communication was lacking, you weren’t getting honest feedback, clear updates, or strategic advice.
The agent or team did not deliver what was promised, whether that was availability, professional photography, staging help, open houses, or specific advertising commitments.
The agent or team was simply difficult to work with, adding stress to an already demanding process.
You suspect pricing guidance wasn’t in line with current local realities.
A new agent can often bring different tools, marketing channels, and negotiation strengths to reposition your home for a better result.

Bottom line

Whether you decide to withdraw your MLS listing and wait for a better time, or switch agents to get renewed energy, make sure your decision is driven by facts, not just frustration. A thoughtful strategy, informed by data and market insights, will put you in the best position to sell on your terms. A seasoned real estate professional can help you assess the data and chart the best next steps.

What are pricing trends in your neighborhood?

What’s your home worth?

By Dan Krell
Copyright © 2025

September 5, 2023September 5, 2023

Home sale gimmicks?

Over the past fifteen or so years I’ve written a few articles about home sale gimmicks. And not surprisingly, it’s another year with a new real estate gimmick. In the past I’ve explained and debunked the effects on a home sale of various ploys such as under-pricing, creating buzz, throwing the block party open house, etc, etc, etc. And yet it just doesn’t seem to end. Instead of being honest and straight forward with a solid common-sense strategy, some real estate agents are just good at devising ploys to entice unsuspecting home sellers to list with them.

This year’s shiny item is a nationwide “auction” site that is marketed to sell a home fast for more money. It is used in tandem with the MLS. This is how it works…

The home is listed as usual in the MLS with descriptions, photos and all the accoutrements. The home is simultaneously listed on the “auction” site. The MLS listing has the “list price.” Buyers and agents are redirected to the “auction” site for price and terms that are acceptable to the home seller. This gimmick strategy is sold as encouraging multiple offers on the home. Agents make their offers on the site. The seller chooses an offer and goes under contract.

This sounds like the old tried and true MLS home sale listing with extra steps!

I get it though. The old tried and true home sales model is boring. Post the listing in the MLS with your price and terms. Post terrific photos. Maybe even add a floorplan and a video. Possibly have an open house. And this year (2023), with the average days on market being seven, select one of the multiple offers you’ve received and ratify the contract.

Do gimmicks get your attention? Do you utter some oohs and aahs? But does it really make sense?

In my experience, most home sellers want to sell their home quick and for top dollar. Research into some home sale gimmicks have concluded that it could actually harm your sale by either getting a lower net price, longer time on market, or worse – a lower net price and a long time on market!

For a solid result, stick with the tried-and-true home sale experience. Don’t rely on gimmicks that promise activity on your listing, higher sale prices, etc. Work with an experienced licensed real estate agent who can present a comprehensive and coherent home sale marketing plan.

By Dan Krell
Copyright © 2023

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January 11, 2023January 11, 2023

Make More Listing with an Agent

Should you hire a real estate agent when selling a home? During any recent sellers’ market, there are many home sellers who opt to sell their home “for sale by owner” (also known as FSBO). The recent sellers’ market is no exception. Many home sellers sold FSBO with the perception of saving money by not paying a real estate agent commission. But did they really save money? Can you make more listing with an agent?

Over forty years ago, it was theorized that technology would replace many service professionals. Over time, the prediction manifested. However, the exception has been real estate agents. The role of the real estate agent has and continues to evolve. Real estate agents continue to demonstrate their value, and provide a valuable service.

Seasoned real estate agents are sales and marketing specialists. Experienced agents understand the market and use home sale data to determine a price, as well as suggesting when to list your home. Professional agents can suggest how to prepare and present your home to attract potential home buyers.

Regardless, there are many home sellers who feel they are saving money by selling without an agent (including those who sell to investors). Nonetheless there’s a body of research that has demonstrated that hiring a seasoned professional real estate agent yields a higher sales price and shorter time on the market. And a recent study reveals that selling your home FSBO could actually cost you.

Can you make more listing with an agent ?

Research by Miller, Sanchez, Sklarz, and Vamosiu investigated price differentials in FSBO and agent listed home sales (Saving Real Estate Commissions at Any Price: Does Having a Real Estate Agent Influence the Sales Price of a Home?; Journal of Housing Research, 2021, vol 30, no 2). They point out that although MLS premiums are no longer a factor, the study indicated that FSBOs sold for significantly lower sale prices than agent listed home sales. However, the amount of price differential depends on the type of home and region.

If you’re planning a home sale. Hire a professional for a smooth transaction with little drama. However, if you’re leaning toward a FSBO sale, consider all the factors. Although it may seem easy to sell a home on your own, the idiom “the devil is in the details” holds true. Even in a sellers’ market, when home buyers are competing for homes, you could be losing out if you’re unable to procure, manage and negotiate multiple offers prudently.

By Dan Krell
Copyright © 2023

December 21, 2022December 21, 2022

Selling to a real estate investor

Needless to say, real estate investing has become popular again. Selling to a real estate investor was even embraced by tech companies that are called “iBuyers.” To get your attention, real estate investors post road signs, send direct mail, and inundate social media with a promise of getting cash for your home. But real estate investors are not all the same, and their intentions are not always fair: which begs the question “Should you sell your home directly to a real estate investor?”

Selling to a real estate investor

When most people think of a real estate investor, they think of someone who will renovate and resale the home. This is commonly called “flipping.” However, another type of flipping has become popular, where the investor, also known as a “wholesaler,” flips their purchase contract to another buyer (usually at a huge profit for them). Also, there are investors who buy and then keep the property to rent.

What’s the catch?

The typical lure from the real estate investor is a quick sale. Although many can close quickly, others not so much. The reality is that real estate investors offer the quick sale in lieu of a huge reduction in their sale price. After all, they never promised you top dollar. The truth remains that real estate investors pay a fraction of what you can likely sell your home on the MLS (and the irony is that the MLS buyer is likely to be to an investor).

What about the promise of cash? Although investors offer cash for your home, you won’t literally be getting cash at settlement. Rather, just like any real estate transaction, you’ll either get a check from the title company or a wire to your bank.

Many real estate investors tout “no Realtor fees.” Sounds good, right? Not so fast. Many real estate investors charge premiums and/or miscellaneous fees. Some make you pay their closing costs. In truth, your unexpected fees can exceed the average agent commission.

Real estate investors also promise “no contingencies.” However, many investors use a “study period” in lieu of specific contingencies for various reasons, including obtaining the funds to close. Wholesalers use the study period to find a “buyer” (usually another investor) for their contract (you may not have assurance that the assigned buyer has the ability to complete the purchase).

Due diligence

Before you sell directly to the real estate investor, consider your goals with the pros and cons. Due diligence on your part will help you obtain your goals. Don’t be afraid to approach a local real estate agent to understand the value of your home. Compare an investor sale to the MLS sale (which is typically getting your money a few weeks sooner for a fraction of the value). You should consult with an attorney to review the purchase contract to ensure you understand what you’re signing.

By Dan Krell
Copyright © 2022