Published October 7, 2026 in Market Update

7 Signs Your Price Is Too High in This Market

By Connie Roller

Real estate, res standard export

I pulled every sale in this market through October 1, 2026. Sixty-nine homes sold. Right now, 26 more are sitting for sale, and 14 of them have already cut their price. That is more than half. The homes that sold fast and close to their first price all had something in common. The ones that struggled had something in common too. Here are the seven signs I keep seeing.

1. Your home has been sitting more than 30 days

The typical home here sold in 12 days. That is the whole market. Homes that found a buyer in the first month sold in 4 days at the middle and the typical home got every dollar of its first price. Homes that took a second month sat for 51 days at the middle and gave up 4.2% of what they first asked. If your home is past 30 days with no offer, the price is almost certainly the reason.

2. You are priced above $750,000 and not getting offers

Homes priced at or above $750,000 had the hardest time getting full price. Only 38.1% of them sold at or over their asking price. Compare that to the $650,000 to $700,000 range, where 66.7% sold at or over asking. The higher the price, the more a buyer expects to negotiate. If you are above $750,000 and not hearing anything, that gap is telling you something.

3. You are priced above $700,000 and started there

Homes that first asked between $550,000 and $700,000 took 20 days at the middle to sell and gave up just 2.5% of their first price. Homes that first asked between $700,000 and $750,000 sold in 4 days and gave up only 1.3%. Homes that first asked $750,000 to $800,000 took 6 days and gave up 0.8% of their first price. 53.8% of the homes for sale right now have already dropped their price. If you started high hoping to come down, you are in the majority, and the majority is waiting.

4. The market shifted after July and your price did not

This is the one most sellers miss. From April through July, the typical home sold in 4 days and sellers got 100.3% of their first price. From July through October, the typical home took 22 days and sellers got 97.5% of their first price. The market cooled. Rates at 7.28% as of October 1, 2026 are part of the backdrop (Freddie Mac's weekly rate survey), and nationally, existing-home sales are running at 3.98 million a year with 4.9 months of supply (National Association of Realtors). If your price was set in the spring and has not moved, it is a spring price in a fall market.

5. Your price has already been cut once and you are still sitting

The 14 homes that cut their price dropped a typical $40,550, which is 5.7% of what they first asked. The biggest single cut was $99,900. One cut can reset attention. But if you cut and the phone still is not ringing, one cut was not enough. The market is telling you the new number is still not right. A second, sharper move is usually better than waiting another month.

6. You are counting on a bidding war to get your number

There were 8 bidding wars in this file. The last one went under contract on August 30, on Bendamere Circle. In the 32 days since, 5 more homes went under contract and none of them cleared 3% over asking. Bidding wars still happen here, but they stopped in late August. If your price only works if two buyers fight over it, that plan has not played out since August 30.

7. You are expecting to close without giving anything back

This one surprises people. Even among homes that sold at or over their asking price, 3 sellers paid $20,000 or more back to the buyer at closing. Across all 69 sales, 37 sellers, more than half, paid something back. The typical amount was $8,500. That money usually goes toward repairs, closing costs or rate buydowns. Your net price is not your sale price. If you are not budgeting for this, your real number is lower than you think.

What to do if most of these fit your home

If you are selling and three or more of these signs match, the price needs to move before the listing gets stale. Stale listings attract lower offers, not higher ones. The homes that sold in month two gave up 4.2% of their first price, versus the typical home in month one that got every dollar. Getting ahead of a price cut costs less than waiting. Look at what sold near you in the last 60 days, not the last six months, and price to where the market is now, not where it was.

If you are buying and you see a home that fits several of these signs, you have more room than the list price suggests. The typical seller paid $8,500 back at closing even on homes that technically sold at asking. With 2.2 months of supply and more than half of current listings already cut, you are not in a rush. Ask for an inspection, ask for concessions, and know that September's jobs report showed only 29,000 jobs added nationally, below the prior 12-month average of 45,000 (Bureau of Labor Statistics). Buyers have leverage they did not have six months ago.