8 Mistakes Home Sellers Make and How to Avoid Them

1. Setting unrealistic asking price

Why it hurts: Buyers compare every new listing with the most recent sales on the street. They’ve probably even been through them, or at the very least checked out their specs and photos. If your opening number sits far above similar homes, serious shoppers move on and wait for a price cut. The longer your house lingers, the more buyers wonder what’s wrong, and offers start coming in well under ask. Gone are the days when you could do a cancel / relist and ‘reset the clock’ on your listing, as savvy agents and their buyers will look up your listing history and see how long it’s actually been on the market. And finally, as a general rule of thumb, the higher the price, the smaller the buyer pool. You want your home to be seen by the maximum number of serious buyers.

How to avoid it: Try to use a local agent – Home values can vary widely from one street to the next, and only a local agent will have the insight to understand why two homes that might appear very similar on the surface can command very different prices. If you’re selling in Oakville, use an Oakville real-estate agent who can provide you with a detailed comparative market analysis (CMA) that looks at active and recently sold homes as close to your home (in features, and location) as possible. At Dan Cooper Group, we also leverage sophisticated data analysis tools to look at historical trends and economic indicators to help determine the true value of your home. Let hard data guide your list price, then adjust quickly if the first week brings little traffic.

2. Skipping Key Repairs —and Full Disclosure

Why it hurts: One of the common mistakes home sellers make is overlooking minor issues like a dripping tap, chipped tile, or loose stair rail. These can signal bigger hidden problems and also indicate that the home hasn’t been well cared for, which will be an immediate red flag for buyers. Such flaws will likely show up in the buyer’s inspection, giving them leverage to negotiate a lower price or ask the seller to take care of these. Even worse, hiding known issues can lead to legal trouble after the sale—something no real estate agent wants their client to face.



How to avoid it: Walk through every room with a notepad and a critical eye. Fix easy, low-cost items first: tighten hardware, re-caulk sinks, replace burnt bulbs. For bigger fixes—like roof repairs or outdated wiring—hire licensed professionals and keep receipts to reassure potential buyers. A clear, honest seller disclosure is essential and helps your real estate agent build trust with serious buyers ready to make strong offers. 

3. Neglecting Curb Appeal

Why it hurts: First impressions form at the curb. Over-grown shrubs, peeling paint, or a cracked walkway suggest neglect inside the house as well. Or my personal pet peeve – weeds weeds weeds! Here in Oakville the spring market coincides with dandelion season, and a front yard full of weeds can shrink your pool of showings.

How to avoid it: Trim bushes, edge the lawn, power-wash siding, patch driveway cracks, and pull those weeds! A fresh coat on the front door and a few seasonal planters add a bright, welcoming look. An afternoon of yard work can lift offers by thousands of dollars. 

4. bland online presentation (staging, photos, videos)

Why it hurts: Nearly all Oakville shoppers start on their phones. Dark rooms, cluttered spaces, or poor-quality photos are common mistakes that prompt potential buyers to swipe past your listing. It’s cheesy but true, you don’t get a second chance for a first impression, and you only have a few seconds to make that first impression. Without strong visuals, you lose half your audience before prospective buyers even schedule a tour—and you risk missing the serious buyers altogether.

How to avoid it: Hire a local stager (we can help here!) or follow simple rules: neutral paint, bright bulbs, minimal furniture, fresh linens. A professional photographer should shoot with a wide-angle lens and steady lighting, then add a short walk-through video for social channels. When viewers can picture living in your space, they click “Book Showing” instead of “Next.”

5. Making Showings Hard to Book

Why it hurts: Busy families and commuter buyers often view homes after work or on short notice. Listings that require 24-hour lead time or block evening visits end up last on the tour list—or off it entirely. Buyers are usually seeing multiple prospective homes in a single outing, so the likelihood of them rebooking your home for another day if it’s not available to see when the others are is pretty slim. Fewer visits = fewer bids.

How to avoid it: As inconvenient as it is, try to make your home available for showings as much as possible. It means A LOT of tidying in the morning to have your home show ready so you can clear out if needed with limited notice. A tidy house and flexible calendar can shave weeks off your time to sold, so the inconvenience will be worth it!

6. Judging Offers Only by Price

Why it hurts: The highest dollar figure can certainly feel like it’s the most appealing offer, it’s hard to turn down cold hard cash. But a sale can fall apart if the deposit is tiny, financing is shaky, or the closing date clashes with your next move. A deal that collapses mid-stream costs you money and momentum.

How to avoid it: Try to look beyond just the offer price, and think about the value of the other elements of the offer. Review these and discuss with your agent. Check deposit size, condition clauses, and proof of funds. A bid that’s $10,000 under top price—but firm, cash-backed, and on your ideal timeline—often nets more at the finish line than a rich offer packed with escape hatches.

7. Going It Alone Without an Oakville Expert

Why it hurts: When home sellers try to handle the process on their own, they take on pricing, marketing, showings, and legal paperwork—all while going up against experienced buyer agents in a fast-paced market. And you will almost certainly not get the exposure that your home needs to get in front of prospective buyers. Local agents (or even better, a team of agents) typically have a roster of buyers that they are working with who may be looking for a home exactly like yours, which can lead to a quick and efficient sale. Moreover, without guidance from an experienced real estate agent, a single missed disclosure or incorrect form can turn into an expensive mistake that scares off potential buyers, wipes out any saved commission, and may even lead to legal issues.

How to avoid it: Work with a local real estate agent who handles many transactions in your area every month. These professionals stay on top of micro-market trends, understand the local neighbourhood bylaws that affect home values, and can coordinate local stagers and photographers who can help get your home listed quickly. Their expertise not only helps protect your interests but also ensures your home is priced accurately based on market value, often resulting in a smoother process and a stronger bottom line. Dan Cooper Group has been active in Oakville for over 32 years and we know this market, and almost every home in it, like the back of our hand. 

8. Letting Emotions Drive Decisions

Why it hurts: A home full of memories can cloud judgment. Sellers often reject fair bids, bristle at décor critiques, or over-value their upgrades (“But we love that bright-red dining room!”). Emotion-based calls slow talks and nudge buyers toward other listings. The offer negotiation process can be an emotional rollercoaster, even for the most even-keeled sellers. When your largest financial asset is being negotiated, you’ll inevitably find yourself trying to read into a buyer’s comments or second-guess their next move.

How to avoid it: Treat the sale like any other large financial move. Set clear goals for price and timing, write them down, and lean on your agent to buffer feedback. A trusted agent helps take that stress off your shoulders, managing the negotiations with a clear head and expert strategy to protect your interests and get you the best outcome. Staying calm and data-focused keeps negotiations moving and respects the buyer’s viewpoint.

Final Thoughts

Oakville’s dynamic real estate market rewards home sellers who plan ahead and stay flexible. Selling your home starts with setting an asking price based on solid data and a clear understanding of market value. Fix small issues early, boost curb appeal, invest in high-quality photos and video, and make the process easy for potential buyers. Many home sellers also rely on a trusted real estate agent to evaluate offers beyond just price and help manage the emotional side of the transaction. Follow these eight steps to increase your chances of a successful sale and get the full value your Oakville property deserves.

Author: Karen McClelland – Real Estate Agent

With over 20 years in senior marketing roles at top Canadian financial and telecom companies, Karen brings strong skills in marketing, negotiation, and problem solving to her real estate practice. Her background in financial services and mortgages gives her a clear understanding of clients’ financing needs. Known for her genuine, friendly approach, Karen is dedicated to going the extra mile. Originally from Ottawa, she lived abroad before settling in Oakville, where she’s called home with her husband and two daughters for the past 17 years. In her spare time you might see her cheering on her girls sports events, running in the Glen Abbey trails, or even pulling a few weeds for her seller clients!