Real estate advice is everywhere. Some of it is helpful. Some of it is outdated. And some of it sounds logical until you see how transactions actually play out.
Here are four myths we hear regularly, along with what tends to work better in practice.
Myth 1: “When selling your home, start high on price and work your way down.”
This advice usually comes from a good place, but it misunderstands buyer behavior.
A home receives its strongest attention in the first few weeks on the market. That’s when serious buyers are watching closely and agents decide whether a home is worth prioritizing. Pricing too high often results in fewer showings early on, reduced urgency, and weaker leverage later.
Instead of creating negotiating power, overpricing can lead to price reductions that invite more aggressive offers (aka lower offers), not stronger ones.
What to do instead: Price strategically from the start, based on current market demand and buyer behavior, so competition and timing work in your favor.
Myth 2: “Spring is always the best time to sell.”
Spring can be active, but it’s not automatically better.
What actually drives results is inventory levels, buyer motivation, and preparation. In many years, sellers who list before competition peaks benefit from stronger attention simply because there are fewer comparable options available. We’ve analyzed several years of local market data, and consistently see that homes listed in January and February often achieve stronger sold-to-list price ratios and fewer days on market than those listed later in the spring and early summer.
Waiting for spring without a plan can mean entering a more crowded market with less differentiation.
What to do instead: Focus on readiness and timing strategy rather than the calendar. The best window depends on your goals, your home, and current inventory.
Myth 3: “Online home values are close enough.”
Online estimates are useful for general trends, but they often miss the details that drive real value.
Condition, quality of renovations, lot characteristics, layout appeal, privacy, and neighborhood nuance are difficult for automated models to capture. In higher price points, even small valuation errors can have meaningful financial consequences.
What to do instead: Use data as a starting point, but rely on local market analysis and human judgment to price accurately and position effectively.
Myth 4: “If I find the house myself, I don’t need representation.”
Most buyers do find homes online. That’s normal.
What many underestimate is how much of the outcome is determined after a home is found: offer structure, negotiation strategy, inspection approach, repair discussions, appraisal risk, and contract terms.
In competitive or complex transactions, those details often matter more than the listing itself.
What to do instead: View representation as risk management and strategy, not just home search assistance.
Conclusion
Most real estate myths start with good intentions, but markets evolve faster than popular advice. What worked a few years ago, or even last year, doesn’t always translate to today’s conditions.
The good news is that with the right information and a clear strategy, buyers and sellers can make confident decisions that fit both the market and their long-term goals. If you’d like to talk through how today’s market applies to your situation, our team at Sold With Sinclair is always happy to be a resource.
