10 Costly Mistakes Sellers Make (and How to Avoid Them)
Selling your home is one of the biggest financial transactions you’ll ever make. It’s exciting, yet often stressful—especially when you’re aiming for a quick sale at top dollar.
Unfortunately, many sellers unknowingly sabotage their own success by making avoidable mistakes. If you’re thinking of putting your house on the market in the Fargo–Moorhead area, here are the most common missteps sellers make—and your clear guide to steering clear of them.
1. The Fatal Error: Overpricing from Day One
The Mistake: Homeowners often anchor their price to emotion or an inflated sense of value. Overpricing is the number one reason a listing fails. It leads to longer days on the market, fewer showings, and eventual price reductions—which signal to buyers that something might be "wrong" with the home.
The Fix: Work with a local real estate professional to conduct a Comparative Market Analysis (CMA). This report uses recent sales data from homes similar to yours in Fargo, Moorhead, and surrounding communities. Remember: The market—not your emotions—dictates the true value.
2. Neglecting the All-Important Curb Appeal
The Mistake: First impressions matter immediately. Buyers often make a judgment within seconds of pulling up to the home. Overgrown lawns, peeling paint, or cluttered porches are instant turn-offs that discourage them before they even step inside.
The Fix: Invest in simple, high-impact fixes. Mow the lawn, trim bushes, plant seasonal flowers, and give your front door a fresh coat of paint. For the F-M winters, ensure driveways and walkways are absolutely clear of snow and ice for safety and a welcoming look.
3. Skipping Professional Photography
The Mistake: The home search starts online, and poor-quality photos—or too few photos—will tank your interest. Dark, blurry, or unflattering images won't showcase your home’s best features, costing you clicks and showings.
The Fix: Hire an agent who uses professional photography (and, where appropriate, videography or drone shots). Quality visuals are non-negotiable; they make your property stand out online and directly lead to more showing appointments.
4. Ignoring Minor Repairs and Deferred Maintenance
The Mistake: Sellers sometimes assume buyers won’t notice small issues like leaky faucets, cracked tiles, or squeaky doors. These minor problems add up quickly and create a larger impression that the home hasn’t been properly cared for.
The Fix: Walk through your home with a buyer's critical eye and create a small repair checklist. Fixing minor issues upfront prevents them from becoming major negotiation points later and ensures your home feels truly move-in ready.
5. Failing to Declutter and Stage
The Mistake: An empty or overly cluttered home makes it difficult for buyers to envision their own life there. Personal items, bold paint colors, and excess furniture distract from the home’s true size and potential.
The Fix: Declutter, depersonalize, and neutralize. Consider professional staging. Even small adjustments—like neutral wall colors, updated light fixtures, or strategically rearranged furniture—can make rooms feel bigger and more inviting.
6. Being Too Restrictive with Showings
The Mistake: Limiting access to your home severely limits the opportunities for buyers to see it. If your schedule doesn’t align with theirs, you might miss out on the perfect, serious offer.
The Fix: Be as flexible as possible with showing times. If convenience is a major concern, discuss lockboxes or comprehensive virtual tour options with your agent to maximize viewing opportunities.
7. Letting Emotions Hijack the Deal
The Mistake: Selling a home where you’ve made memories is emotional. However, emotional pricing, nitpicking low offers, or being easily offended by buyer feedback can completely stall a sale.
The Fix: Treat this as a business transaction. Focus on your financial and lifestyle goals, and lean on your agent to handle negotiations professionally and objectively.
8. Withholding Important Disclosure Information
The Mistake: Trying to hide known property issues (like a leaky roof or past water damage) will inevitably backfire. When the buyer’s inspection reveals the problem, it can kill the deal and even lead to legal repercussions.
The Fix: Be honest and transparent. In both North Dakota and Minnesota, sellers are required to disclose certain property conditions. Full disclosure builds trust and protects you legally down the road.
9. Not Factoring in All Closing Costs
The Mistake: Sellers often forget about the substantial expenses involved in selling, such as real estate commissions, title fees, taxes, and potential repair credits. This can lead to a disappointing final payout.
The Fix: Ask your agent to prepare a Seller Net Sheet early in the process. This will give you a clear, realistic picture of what you can expect to walk away with after all costs and fees are deducted.
10. Trying to Go It Alone (FSBO)
The Mistake: Some homeowners believe they will save money by selling on their own (For Sale By Owner). This often results in less market exposure, fewer qualified buyers, getting caught up in legal minutia, and ultimately, a lower net sale price.
The Fix: Partner with a trusted local real estate agent. They will handle the complex process of pricing, comprehensive marketing, negotiations, and all the necessary paperwork—ensuring you get the best possible outcome with the least stress.
Final Thoughts
Selling your home doesn't have to be overwhelming. By actively avoiding these common mistakes and working closely with an experienced professional, you’ll set yourself up for a smoother process and a stronger bottom line. In the competitive Fargo, Moorhead, and surrounding communities, preparation and strategy are the absolute keys to success.
