I Need to confess something...

     I need to confess something. There are moments in my job when I know the honest answer isn't going to be the answer someone is hoping to hear.
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    As a REALTOR®, it would certainly be easier to tell homeowners that everything looks great, that the market just needs a little more time, or that another thousand Zillow views means buyers are right around the corner. But that wouldn't be fair to my clients.

      I've learned that honesty, even when it's uncomfortable, is far more valuable than false reassurance. My responsibility isn't to simply encourage people. It's to help homeowners make informed decisions using what today's market is actually telling us. Over the past several months, I've noticed the same misconceptions coming up again and again. They're understandable, they're actually fairly common, and quite honestly, I've found myself having these conversations almost every week. So this week, I wanted to share four seller myths I'm seeing repeatedly in today's market, not to discourage anyone, but to help homeowners better understand what buyers are really thinking in 2026.

Myth #1: "We're getting lots of Online views, so buyers must love our home" 


This is probably the conversation I have the most. A homeowner logs into Zillow, Redfin, or REALTOR.COM,  sees hundreds, or even thousands of views, and understandably becomes excited. After all, if that many people are looking at the home, surely buyers must be lining up to schedule a showing, right? 

  Here is my confession....

     I don't put much weight into Zillow view counts. That might surprise you coming from someone who lists homes for a living, but here's why. I check competing listings on Zillow almost every day. I want to know what my sellers are competing against, how other homes are positioned, and what buyers are seeing. Every time I open one of those listings, I become another Zillow view, and I'm not an actual buyer. The same thing happens with social media. I've seen listings receive thousands of impressions and hundreds of clicks while producing very few showings. I've also seen homes with relatively modest online activity generate multiple showings and strong offers almost immediately. Online attention creates awareness, but true showings create opportunity. Offers create results. Those are three very different things.

   This is probably the conversation I have the most. A homeowner logs into Zillow, Redfin, or REALTOR.COM,  sees hundreds, or even thousands of views, and understandably becomes excited. After all, if that many people are looking at the home, surely buyers must be lining up to schedule a showing, right? 

 Myth #2: "Our home is larger than the others, so buyers should naturally pay more."

   Square footage absolutely matters, however one lesson this market continues to teach me is that bigger doesn't automatically mean more valuable. Think about shopping for a vehicle. Yes, some families genuinely need more room, but that doesn't mean everyone goes out and buys the biggest passenger van available. Many families choose the vehicle that best fits their lifestyle, budget, maintenance costs, and everyday needs.

   Homes work much the same way. 


      As homes become larger, they often appeal to a smaller segment of buyers. More bedrooms, more square footage, and larger living spaces can absolutely be attractive, but they also bring higher utility bills, more maintenance, more furniture to purchase, and a higher overall investment. The goal isn't simply to compare square footage. The goal is understanding how many buyers are realistically shopping for that type of home and how it compares to the other options they have available. Sometimes the best home isn't the biggest one. It's simply the best value.

Myth #3: "If the home looks beautiful, buyers won't worry about the rest."


    I wish this one were true. Fresh paint, updated flooring, beautiful kitchens, professional landscaping....these improvements absolutely matter because they create an outstanding first impression, but today's buyers are asking much deeper questions than they were just a few years ago.

 How old is the roof? Has the crawlspace ever had moisture? Is there a survey available? Were those additions permitted? How old are the HVAC system and water heater? 

     When those questions are answered confidently, buyers become more comfortable. When the answers become "I'm not sure," "No Representation," or "I don't know," uncertainty begins replacing excitement. Please don't misunderstand me. There are perfectly legitimate reasons why a seller may not know every answer, especially in estate situations or investment properties, but buyers don't always separate the reason from the risk. In today's market, buyers have choices and more often than not, they're choosing certainty whenever they can. A beautiful home gets buyers through the front door. Confidence is often what gets them to the closing table.

Myth #4: "If we just wait long enough, the right buyer will eventually come."


   Every home has a buyer. I truly believe that. The question isn't whether a buyer exists. The question is whether today's buyers see enough value to make a move today. One thing this market has reminded me over and over again is that buyers are constantly giving us feedback.
 
 No showings?  That's feedback. Lots of online views but very few appointments? That's feedback.  Several showings but no offers? That's feedback too. The market is talking every single day. Our job isn't to ignore what it's saying. Our job is to listen. Sometimes that means improving the presentation. Sometimes it means providing more information. Sometimes it means adjusting expectations. And yes...sometimes it means adjusting the price. Waiting isn't really a strategy. Responding to what the market is telling us is.
    If there's one thing this market has reminded of this this year, it's this: The market doesn't care what we hope a home is worth. It doesn't care how much money we've invested into renovations. It doesn't care how many people clicked on a Homes.com listing.  It simply reflects what today's buyers are willing to do. As a REALTOR® I promise I'll always celebrate the wins with you, but I'll also promise something that's even more important. I'll tell you the truth. Not because it's always easy. Not because it's always what someone wants to hear. But because honest conversations lead to better decisions, and better decisions give you the greatest opportunity to achieve your real estate goals.

     If you're thinking about buying or selling this year and would like an honest, no pressure conversation about what today's market is really saying, I'd be happy to help.
Sometimes the most valuable advice isn't the easiest to hear, but it is often the advice that produces the best outcome.