- Overpricing a home often results in lower final sales prices after inevitable reductions.
- 80% of sellers who invest in repairs before listing see higher sale returns.
- 98% of buyers begin their home search online, making high-quality visuals essential.
- Professionally staged homes sell up to 20% more and 88% faster than unstaged rivals.
- FSBO homes sell for an average of 26% less than agent-assisted transactions.
Selling a home—especially in fast-moving markets like Las Vegas—can either be a profitable, stress-reduced process or a frustrating, financial hit depending on how well it’s managed. Unfortunately, many homeowners fall into the same costly traps over and over again. This guide looks at the most common seller mistakes and offers tips to help you avoid them. Whether you’re a first-time seller or looking to move to a new place in the Vegas Valley, knowing about these missteps ahead of time helps you sell at the highest possible price.
Mistake #1: Overpricing the Home
One of the most frequent and financially damaging seller mistakes is overpricing. Emotional attachment can cloud judgment, causing homeowners to set unrealistic price points. However, buyers rely heavily on data—market comps, appraisals, and online estimates—to determine what they’re willing to pay.
The Cost of Overpricing
When a home is overpriced
- It gets less traffic and fewer scheduled showings.
- It sits on the market longer, sometimes becoming “stale.”
- Buyers start to question what’s wrong with the property.
- Future price drops often result in offers below the reduced asking price.
Zillow’s Consumer Housing Trends Report found that 60% of sellers who eventually lowered their initial asking price received lower offers after the drop—an expensive price to pay just for wanting more than the market would give.
Steve Hawks’ Pricing Strategy
Steve Hawks, with over 4,000 homes sold in the Vegas area, recommends pricing slightly under market value in hot zip codes like 89138 (Summerlin) or 89052 (Green Valley). This tactic can spark bidding wars, often pushing the final price higher than listing.
Real Estate Tip
- Use a comparative market analysis (CMA) to guide your listing price.
- Study recent sales in your neighborhood—not just listings.
- Consider psychological pricing strategies (e.g., $499,000 rather than $500,000).
Mistake #2: Skipping Pre-Listing Repairs
Small defects may not bother you, but they create doubts for buyers. During the home inspection, these small flaws can turn into reasons for buyers to walk away.
Neglect Adds Up
Commonly ignored issues include
- Leaky faucets
- Cracked grout or tiles
- Peeling paint
- HVAC inconsistencies
- Loose doorknobs or cabinet hinges
The National Association of Realtors (NAR) states that 80% of sellers who completed upgrades before listing their homes saw a significant bump in sale price. Buyers are willing to pay a premium for move-in ready homes.
Las Vegas Hotspots Needing Repairs
Older areas such as East Vegas, the historic Huntridge neighborhood, and North Las Vegas often contain homes with aging systems and materials. Steve Hawks encourages buyers in these regions to schedule a pre-listing home inspection to get ahead of issues.
Real Estate Tip
- Address HVAC, plumbing, and roof issues upfront.
- Budget for an inspection-led repair checklist before listing.
- Highlight completed repairs in your property description.
Mistake #3: Ignoring the Power of Home Staging
Another part of selling a home that people don’t think enough about is how it looks. A clean, stylish, and well-furnished house helps buyers imagine living in that space.
Staging by the Numbers
According to the Real Estate Staging Association (RESA), professionally staged homes
- Sell 88% faster
- Can command 5%–20% more than unstaged counterparts
Staging creates emotional appeal and sets your listing apart in a sea of competitors.
Tailored Staging for Vegas Markets
Downtown Las Vegas loft buyers want chic minimalism. Suburban family homes in Henderson or Summerlin should project warmth and functionality. Steve Hawks matches staging themes to likely buyer demographics—first-time buyers, investors, or luxury seekers.
Real Estate Tip
- Declutter and depersonalize (remove family photos, collectibles).
- Highlight open layouts and versatile spaces (offices, gyms).
- Rent high-end furniture if your home is vacant or has outdated pieces.
Mistake #4: Using Amateur Photography or DIY Marketing
You can have a stunning home, but if your marketing doesn’t reflect that, you’ll lose buyers before they ever step inside. Today, when people look online first, using good photos and video to show your home is really important.
Buyers Demand Digital Appeal
NAR studies show that 98% of homebuyers search online first. Listings with:
- High-quality professional photos
- Virtual tours or 3D walk-throughs
- Aerial drone footage and twilight photography
get way more clicks and attention.
Las Vegas Visual Strategy
In popular areas like Southern Highlands or Inspirada, professional photos and videos set expectations. Better listing packages with drone videos of the neighborhood and guided video tours get more attention from buyers who aren’t local or are investors.
Real Estate Tip
- Don’t just show your rooms; highlight lifestyle—backyards, pools, local amenities.
- Make sure your listing looks good on phones and tablets.
- Post your listing on all major platforms: Zillow, Realtor.com, Redfin, etc.
Mistake #5: Being Unavailable for Showings
Selling a house means opening your schedule—and your doors. Sellers who make it hard to show their property scare away serious buyers and risk stagnation.
The Danger of Inflexibility
Missed showings result in
- Missing a first look (you almost never get a second chance)
- Fewer offers and less competition
- Buyers skipping your home due to limited availability
Real Estate Tip
- Use a lockbox system for safe, unsupervised showings.
- Maintain a clean, tidy home daily for pop-in appointments.
- Consider short-term relocation if you’re uncomfortable with daily disruptions.
Mistake #6: Not Considering the Seasonality of the Market
Timing isn’t just something to think about—it can change how fast and how much profit you make when you sell. Las Vegas’ real estate tempo shifts with the seasons, and ignoring this may cause you to miss peak demand.
The Calendar Advantage
In general
- Spring (March–May): Best time to list, busiest buyer activity
- Summer (June–August): High investor interest, but grueling heat impacts showings
- Fall (September–October): Families relocate before the school year
- Winter (November–February): Slower, but potentially less competition
Steve Hawks often advises listing in the early spring to attract eager buyers who want to settle prior to the harsh Vegas summer.
Real Estate Tip
- Monitor DOM (Days on Market) of similar homes in your neighborhood.
- Change your listing date to match school calendars and the end of the financial year, which can appeal to investors.
Mistake #7: Failing to Disclose Major Issues
Not telling people about known problems with the house—like foundation cracks, bugs, or past water damage—can stop a deal or lead to expensive legal trouble.
Legal Landmines
The American Bar Association says not telling people about important problems is a top reason for real estate lawsuits. Buyers can demand repairs, price reductions, or even cancel the contract entirely—and in some cases, sue.
Build Buyer Trust
Disclosing upfront doesn’t necessarily kill deals. It creates room for compromise and repairs, and shows integrity.
Real Estate Tip
- Provide inspection and repair documents.
- Be transparent about known issues; offer credits or repairs as negotiation tools.
Mistake #8: Ignoring Buyer Incentives and Your Ability to Negotiate
Being stubborn in talks might make sellers “feel” like they have more power, but it often means the sale takes longer or falls apart.
Negotiation is Expected
Buyers often request
- Help with closing costs
- Appliance replacements
- Minor repairs
Refusing completely can show you’re hard to deal with—or make people think you’re desperate if the house has been for sale a long time.
Las Vegas Seller Playbook
Investor-heavy Vegas markets like The Lakes or Mountains Edge may need additional seller creativity. Steve Hawks tells clients to get incentives ready ahead of time, then use them smarty when there are multiple offers.
Real Estate Tip
- Know what you will and won’t do before talking prices.
- Use buyer incentives to close faster without reducing price.
Mistake #9: Working with the Wrong Agent (or None at All)
Choosing an inexperienced or unmotivated agent—or going solo—can significantly reduce your return and increase stress.
The FSBO Trap
For Sale By Owner (FSBO) homes typically sell for 26% less than agent-handled properties, according to NAR. Without marketing reach, negotiation training, or local experience, FSBO sellers are often unprepared.
Steve Hawks’ Advantage
With over two decades in Las Vegas real estate, Steve brings neighborhood knowledge from luxury high-rises on the Strip to gated communities in Summerlin. Clients benefit from
- Smart pricing based on data
- Marketing that helps sell the house
- Skilled negotiations
Real Estate Tip
- Interview multiple agents, including questions about DOM average, pricing success, and digital strategy.
- Don’t go with the agent who simply promises the highest price—go with the one who shows how they’ll get it.
Mistake #10: Failing to Prepare Financially for the Sale
Sellers often focus on expected sales price while forgetting about the other financial aspects of selling a home.
Hidden Costs to Account For
- Real estate commissions (typically 5–6%)
- Seller concessions (closing cost help, repairs, warranties)
- Capital gains taxes (if applicable)
- Interim housing or moving/storage costs
Not planning ahead can mess up your financial goals—or worse, leave you without a plan after you sell.
Financial Prep for Vegas Sellers
Nevada has no state income tax, but potential federal capital gains taxes could apply. If you’re selling a smaller home or moving out of state, talk to real estate lawyers or financial advisors who know the tax rules here.
Real Estate Tip
- Run net proceeds calculations before setting your sale price.
- Ask your agent for an itemized seller closing cost sheet.
Bonus: Steve Hawks’ Local Market Tips
With over 4,000 successful sales, Steve Hawks shares tips that work specifically for the Vegas market
- DOM Game Plan: Watch how long similar homes are taking to sell (Days on Market) using MLS data, and quickly change your price or plan if needed.
- Investor Insight: Learn how to look at and respond to cash offers from investors—this is really important in zip codes like 89141 or 89044.
- Know the details for each area: Change your plan based on the specific neighborhood. Green Valley and Providence might seem alike on paper, but homes sell differently there, and buyers think differently too.
Avoiding these seller mistakes isn’t just common sense—it means using strategies that work and getting help from local experts. When you work with professionals like Steve Hawks and get ready in a smart way, you set things up for a faster sale and more money.
Ready to find out what your Las Vegas home is really worth? Ask for a free report today to see what your home is worth and feel sure about your next steps.