Across the country, delisting’s have been rising. Sellers list their home with high hopes, only to pull it off the market weeks later, frustrated by low traffic, disappointing feedback, or offers far below what they expected.

But here’s the truth no one wants to say out loud: Most failed listings aren’t caused by a bad market. They’re caused by avoidable mistakes.

In the Triangle, homes are still selling, often quickly and for strong prices, but only when the pricing, presentation, and marketing strategy match today’s buyers and today’s data.

If you’re thinking of selling in 2025, here’s what’s really driving delisting’s and how my approach helps you avoid the pitfalls that are costing sellers tens of thousands of dollars.

1. Unrealistic Pricing (The #1 Reason Listings Fail)

Many homeowners start too high, hoping buyers will “make an offer.”
Instead, the opposite happens:

• Buyers skip overpriced listings entirely

• Days-on-market climb

• The listing loses its “freshness”

• Price reductions come too late to regain momentum

In this market, buyers are informed. They’re watching interest rates, they’re calculating monthly payments, and they know when a home is priced right or when it’s wishful thinking.

My Strategy:
I use hyper-local, real-time Triangle data, not outdated comps to price precisely.
And when needed, I run multiple pricing scenarios to show you:

• What your home will likely appraise for

• What today’s buyers will actually pay

• How different prices influence showing traffic and days on market

Pricing isn’t guesswork. It’s strategy.

2. Poor Presentation (Photos & Prep Still Matter A Lot)

Buyers scroll faster than ever. If your online presence doesn’t stop the scroll, they move on.

Common presentation mistakes include:

• Dark, grainy listing photos

• Cluttered rooms

• Deferred maintenance (even small things)

• No staging, virtual or physical

• Homes that feel “lived in,” not “move-in ready”

Even in a market with fewer listings, buyer expectations haven’t dropped.

My Strategy:
Every home I list goes through a prep checklist for lighting, layout, and flow. I also include:

• Pro photography

• Virtual staging (when needed)

• Minor repair recommendations that maximize ROI

• Clear direction on decluttering and furniture placement

Great presentation isn’t about perfection, it’s about positioning.

3. Weak or Minimal Marketing (The Silent Killer of Traffic)

Some sellers think sticking a sign in the yard is enough.
But today’s buyers shop online first and if your agent isn’t marketing where they live digitally, you’re invisible.

Most commonly missed marketing elements:

• No retargeting ads

• Minimal social exposure

• Poor listing descriptions

• Zero neighborhood lifestyle content

• Missing or weak video presence

My Strategy:
I run a full Triangle-targeted marketing system for every listing:

• Facebook & Instagram boosted ads

• Video walkthroughs & reels

• Neighborhood highlight posts

• Personalized social targeting

• Email blasts to buyers and agents

• Professional copywriting for your listing description

• Exposure on all major platforms

The more people who see your home, the better your offers.

4. Inflexibility on Timing or Terms

Even when priced correctly, deals fall apart because sellers aren’t prepared to negotiate:

• Needed repairs

• Closing timelines

• Appraisal adjustments

• Minor concessions that keep a deal alive

Flexibility doesn’t mean “giving in.”
It means understanding which terms matter most, and which ones don’t move the needle.

My Strategy:
Before we list, I help you:

• Identify which terms you can be strict on

• Decide where flexibility will create leverage

• Prep for inspection and appraisal outcomes

• Create a negotiation plan that protects your bottom line

It’s easier to negotiate well when you’re not surprised.

5. “Stale” Listings That Never Get a Reset

Many sellers keep their home on the market too long without making strategic changes.
Within 10–14 days, buyers and agents start asking: “What’s wrong with it?”

A stale listing can cost you:

• Position in search results

• Leverage in negotiations

• Perceived value among buyers

• Tens of thousands in price corrections

My Strategy for Resetting a Stale Listing:
If you tried to sell before and didn’t get the results you wanted, I offer a full reset plan:

• Repricing based on fresh comps

• New photography

• Revised marketing strategy

• Updated copy and positioning

• Targeted re-launch across social and MLS

Fresh energy brings fresh buyers.

Bottom Line: Most Failed Listings Are Preventable

Sellers aren’t delisting because the Triangle market is “dead.”
They’re delisting because:

• Their expectations didn’t match the data

• Their presentation didn’t match the competition

• Their marketing didn’t reach the right buyers

With the right plan, your home won’t be one of those listings.

Thinking About Selling in 2025? Let’s Build a Strategy That Works.

If you want to avoid costly mistakes and get a result you feel good about, I’d love to walk you through:

• What your home could sell for today
• How long similar homes are taking to sell
• What buyers are demanding right now
• A complete marketing plan tailored to your property