Don’t Be One of Those Homeowners Who Goes Over Budget on a Renovation
Andi • June 16, 2020
Only 1 in 5 homeowners come in under budget. Here’s how to be one of them.
When Kelly Whalen demolished her built-in bookshelves as part of a living room DIY, she found it gave the room some much-needed space. Unfortunately, she also found a hidden subfloor made from asbestos(!) tiles. She hadn’t budgeted for a new subfloor — or for the removal of a toxic substance. Yikes.
And there were more surprises. “When we pulled up the tiling, we found we also had to pull out two layers of wall paneling just to get to the edges of the room,” says the Exton, Penn., native. The paneling fix led to a need for new insulation and drywall. What started as a small project quickly ballooned — and so did Whalen’s expenses.
Almost half of homeowners go over budget when doing a remodel, according to a report from home improvement site Houzz. A more alarming stat: Only one in five comes in under budget. Here’s how to be of them.
#1 Reconsider DIY
DIY is cheaper, right? Not necessarily, says Philadelphia-based interior architecture and design expert Glenna Stone. Depending on the project, amateurs beware.
“If you don’t have the expertise, you could end up paying
between 10% and 40% more,” Stone says.
Why? While your DIY labor is technically free, your lack of know-how can be
costly.
And then there’s hiring and scheduling. A task like moving a wall could mean hiring an engineer and an architect, not to mention coordinating permits. A general contractor knows who’ll do the best work for the best price, and they’ll know when to schedule them to avoid wasting dollars on inefficient use of time.
“If the plumber comes out before you’re ready for him, they’ll charge you for that visit, and then to come out again,” says Stone.
Finally, a contractor is more likely to get it right the first time. There’s nothing like having to buy stuff twice because you messed up. Stone recommends hiring a general contractor for most medium- to large-scale jobs.
Takeaway: Don’t DIY unless you really know what you’re doing. Mistakes cost more than hiring a pro the first time.
#2 Hire the Right Experts
If you decide to forgo the general-contractor route and hire individual workers yourself, it’s best to get at least three quotes for each service performed. Talking to professionals isn’t just about finding the most competitive price. It’s also an opportunity to figure out what services each individual contractor includes within his fee.
In fact, the least expensive contractor may be a warning sign
for inferior construction quality or subpar building materials. A bid worth
reviewing should include a line item for every charge.
“‘Everything’ means every detail, from [the] exact kind of sink fixture to
brand of roof shingles,” says Dean Bennett, president of Dean Bennett
Design and Construction in Castle Rock, Colo. Even the color of the outlets in
each room should be included in the bid, he adds.
Takeaway: The more detail that’s in the bid, the more likely you’ll come in on budget.
#3 Map Out the Project Step by Step (So You Don’t Miss Anything)
So, you’re planning to put up a backsplash. What do you need to
put into your budget? The tile and adhesive, right? And that’s about it?
Try again. Big project or small, the more detailed your plan, the better
prepared you’ll be for both the expected and unexpected costs that can (more
like will
) arise.
When estimating the cost of your project, consider the large expenses, like
that tile and adhesive, but also remember the little items like sales tax,
delivery charges, shipping charges, the float, caulking, cleaning materials,
and more. For bigger projects, you’ll need to estimate engineering costs,
interest costs, permit fees, and sewer and water tap fees, says Bennett. The
more you can plan to expect, the better.
Takeaway: Don’t forget the “small” costs. Like pennies, they might not seem like much at first, but they sure do add up.
#4 Know Where You’re Willing to Cut Corners — and Where You’re Going to Invest
Before setting a project budget, consider what features are most
important to you. When it comes to allocating funds, ancillary desires should
take second place to your overall project goals.
If, for example, your primary goal is to expand your cabinet space, how vital
are custom cabinets or high-end finishes to that goal? “If you’re … OK
with using stock sizes, you can save about 20% to 30% on your budget,”
says Stone. So if your bottom line is to increase kitchen storage space, stay
on budget by sticking with stock cabinets instead of paying more for custom.
On the flip side, if your goal is to gain more glam than storage space, custom
cabinets may be where you want to splurge.
Takeaway: Let your goals drive your budget decisions.
#5 Pad Your Budget
“For any large renovation, you have to plan for the
unexpected,” says Stone. You could open a wall and find electrical work
needs to be done. You could find that your chosen tile is on back order and
your second choice comes at a higher cost. Stone suggests building a 10% buffer
into the budget. Some experts suggest more — up to 25% for those with older
homes. According to Stone, that cash cushion is used more often than not.
When the unexpected does arise, it can pay to keep a level head. “Even if
you feel pressed for time, give yourself at least 24 hours to make an
unexpected decision,” says Stone. When people are reaching their threshold
for how long and to what degree they’ve had their house torn apart, “they
rush into a decision,” she says. “They regret it almost 100% of the
time.”
Takeaway: Pad your budget for the unexpected — and don’t rush decisions.
HOUSELOGIC
HouseLogic helps consumers make smart, confident decisions about all aspects of home ownership. Made possible by REALTORS®, the site helps owners get the most value and enjoyment from their existing home and helps buyers and sellers make the best deal possible.
ALAINA TWEDDALE
Alaina Tweddaleis a freelance writer who writes about money, home, and investing. Her work has appeared on Forbes.com, the Huffington Post, and Time.com. When she’s not writing, she’s working with her husband to slowly renovate what seems like every square inch of their home.
Selling a home you’ve lived in for decades feels different than selling a place you bought a few years ago. The process may look similar on paper, but emotionally and practically, it often isn’t. Understanding those differences can make the experience feel more manageable and less overwhelming. Why longtime homes carry more complexity Longtime homes hold memories, routines, and personal history. Decisions about repairs, pricing, and timing can feel more personal because the home has been part of your identity for so long. There’s also often more accumulated “stuff,” deferred decisions, and uncertainty about where things should go next. How preparation tends to take longer Preparing a longtime home often involves more sorting, downsizing, and decision-making. This isn’t a sign of procrastination. It’s a natural part of closing one chapter and opening another. Giving yourself enough time for this stage reduces stress later. Why pricing can feel harder Longtime homeowners sometimes anchor to past values or to what the home “should” be worth based on effort and care. Buyers, however, evaluate homes based on current alternatives. Bridging that gap requires context, not pressure. A planning-forward reframe Instead of viewing the sale as a single event, it can help to see it as a transition process. The transaction is just one piece. When preparation, pricing, and timing are aligned with your goals, selling a longtime home can feel respectful rather than rushed. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re considering selling a home you’ve lived in for many years and want to approach it thoughtfully, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
For many longtime homeowners, selling a home is closely tied to retirement planning, even if retirement is still a few years away. The decision often isn’t just about market conditions. It’s about lifestyle, income, taxes, and how much flexibility you want in the next chapter. Selling at the “right” time is less about predicting the market and more about aligning the sale with your broader plan. Why this decision feels especially heavy Homes often represent the largest store of equity a homeowner has. When retirement enters the conversation, that equity starts to feel less theoretical and more consequential. Many sellers worry about selling too early and missing appreciation, or selling too late and feeling rushed. That tension is normal and deserves a thoughtful approach rather than a reactive one. How timing affects financial flexibility Selling before retirement can create options. It may reduce housing costs, eliminate maintenance responsibilities, or free up equity that can be repositioned conservatively. Selling after retirement can also make sense, especially if staying put supports lifestyle or community ties. The trade-off is often carrying higher housing costs longer. Neither choice is inherently better. The right timing depends on income stability, health, housing preferences, and how much certainty you want. Why the market is only one variable Market conditions matter, but they’re only one part of the equation. Tax considerations, mortgage balance, and future housing plans often have a bigger impact on outcomes than short-term price fluctuations. This is why planning ahead matters. Waiting until a life change forces a decision can limit options. A planning-forward reframe Instead of asking, “Is now the best time to sell?” try asking: “What timing gives me the most flexibility and peace of mind?” That question tends to lead to clearer, calmer decisions. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re thinking about how a future sale fits into your long-term plans, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Taking a home off the market can feel like admitting defeat, but in some situations it’s a strategic and thoughtful decision. Not every pause means something went wrong. The important thing is understanding why a home might come off the market and what that choice accomplishes. Why sellers consider pausing a listing Common reasons include needing more time for repairs, reevaluating pricing, addressing feedback, or reassessing life plans. Sometimes the timing simply isn’t right. A pause can also make sense if the market response indicates misalignment that requires more than a small adjustment. How taking a home off the market can help Removing a listing can reset momentum. It gives sellers space to make changes without the pressure of public days-on-market tracking. When a home is relisted later with improved preparation or positioning, buyers often respond more positively. When taking it off the market can hurt Pausing without a plan can create confusion. If a home comes back unchanged, buyers may still have the same concerns. The value of a pause lies in what’s done during that time. A planning-forward way to decide Instead of asking, “Should I pull it?” ask: “What would need to change for this home to feel like a confident listing?” That question keeps the decision intentional. Reframing the choice Pausing a listing isn’t failure. It’s information. When used strategically, it can protect equity and create a better experience overall. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re wondering whether a pause would help or hurt your situation, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Getting multiple offers sounds like the ideal scenario, but for many sellers it quickly becomes stressful. Instead of clarity, there’s fear of choosing the “wrong” one. The pressure can feel especially heavy when offers differ not just in price, but in terms, timing, and conditions. The most important thing to understand is this: the best offer is the one that aligns with your priorities and has the highest likelihood of closing smoothly , not necessarily the highest number on the page. Why multiple offers create anxiety instead of relief When several offers arrive at once, sellers often feel rushed to decide. There’s a fear of missing out on more money, or of upsetting someone by not choosing their offer. This emotional pressure can make it harder to see the situation clearly. What helps is remembering that multiple offers mean you have leverage and options. You don’t need to rush. You need to evaluate thoughtfully. Why price alone doesn’t tell the full story Two offers at the same price can carry very different levels of risk. Financing type, down payment size, inspection contingencies, appraisal risk, and closing timelines all affect how likely a deal is to make it to the finish line. A slightly lower offer with fewer contingencies and a flexible timeline can often produce a better overall outcome than a higher offer that feels fragile or complicated. Understanding risk versus reward Every offer has a risk profile. Some buyers are highly qualified and prepared. Others are stretching to make the purchase work. Neither is inherently wrong, but they require different expectations. Evaluating offers through a risk-and-reward lens helps remove emotion. The question becomes: “Which offer gives me the outcome I want with the least uncertainty?” Why timing and terms matter more than sellers expect Closing timelines affect moving plans, temporary housing, and stress levels. An offer that aligns with your desired timeline can be just as valuable as a higher price that creates pressure. Terms also matter. Fewer contingencies often mean fewer renegotiations later. A calmer way to choose Instead of asking, “Which offer is best?” try asking: “Which offer lets me move forward feeling confident and in control?” That mindset usually leads to fewer regrets and a smoother transaction. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help evaluating offers and understanding the trade-offs clearly, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Most delayed home sales aren’t caused by dramatic problems. They’re usually slowed down by small issues that compound over time. Understanding what commonly causes delays can help sellers avoid unnecessary frustration. The good news is that many delays are preventable with early planning and realistic expectations . Common sources of delay Pricing misalignment is one of the most frequent causes. When price and buyer expectations don’t match, showings slow and momentum stalls. Inspection surprises can also cause delays, especially when sellers haven’t anticipated how buyers might respond. Financing issues, appraisal timing, and incomplete paperwork can add days or weeks if not addressed promptly. None of these issues mean the sale is failing. They mean coordination is needed. Why preparation reduces delays Homes that are prepared thoughtfully tend to move through the process more smoothly. Sellers who understand their home’s condition, pricing strategy, and next steps are better equipped to respond quickly when questions arise. Responsiveness matters. Clear communication keeps timelines on track. When delays are part of the plan Not every seller needs speed. Some are coordinating a move, waiting on a purchase, or planning around life events. In those cases, a longer timeline may be intentional and appropriate. The issue is not delay itself. It’s delay without a plan. A planning-forward reframe Instead of worrying about what might go wrong, focus on what you can control. Preparation, clarity, and flexibility go a long way toward keeping a sale on track. When expectations are aligned early, delays become manageable rather than stressful. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want to reduce the chance of delays and plan a smoother sale, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi,dyer
Appraisals often create anxiety because they feel outside a seller’s control. Once a price is agreed upon, many sellers assume the deal is essentially done, only to worry when the appraisal is ordered. The truth is that most appraisals come in as expected , but understanding how they work and what influences them can reduce stress and help you respond calmly if questions arise. What an appraisal actually does An appraisal is performed for the lender, not the buyer or the seller. Its purpose is to confirm that the home’s value supports the loan amount. Appraisers look at recent comparable sales, market trends, and the home’s condition. They are not trying to renegotiate the deal. They are assessing risk. Why appraisals feel tense in balanced markets In fast-moving markets, prices can rise faster than comparable sales. In balanced markets, buyers and sellers often meet in the middle, which usually aligns well with appraisals. Tension tends to arise when a home is priced at the very top of its range or when there are few recent comparable sales. That doesn’t mean the deal will fail. It means expectations need to be managed. What happens if an appraisal comes in low A low appraisal doesn’t automatically end a transaction. Often, there are options: The buyer may bring in additional funds The seller and buyer may renegotiate The parties may meet somewhere in between The right response depends on the strength of the offer, the buyer’s financing, and the seller’s goals. How preparation helps even here Clear pricing, strong presentation, and accurate documentation of improvements can all support a smoother appraisal process. While sellers can’t control the outcome, preparation reduces surprises. A calmer way to approach appraisals Instead of fearing the appraisal, it helps to view it as another checkpoint in the process. When pricing and strategy were sound from the beginning, appraisals tend to align. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If appraisal questions are part of what’s causing hesitation, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Few words make sellers more uncomfortable than “price adjustment.” It often feels like a failure, or a signal that something went wrong. In reality, price adjustments are a normal and sometimes strategic part of selling in a balanced market like Bellingham’s. The key is understanding when an adjustment helps restore leverage and when it quietly gives it away . A thoughtful adjustment can reignite interest. A reactive one can undermine confidence. Why price adjustments feel so emotional A home price isn’t just a number. It’s tied to expectations, memories, and often a sense of worth. When a home doesn’t receive the response a seller hoped for, it’s easy to take that personally. But the market’s response isn’t a judgment. It’s information. Buyers are constantly comparing options. If a home isn’t getting traction, it usually means the price isn’t aligned with how buyers are currently perceiving value relative to alternatives. When an adjustment actually helps Price adjustments are most effective when they are: Made early, before a listing feels “stale” Large enough to reposition the home into a new buyer search bracket Paired with a renewed marketing push and clear communication Early adjustments often reset momentum. They can bring the home in front of buyers who hadn’t previously considered it and create a sense of renewed relevance. When adjustments quietly hurt leverage Small, incremental reductions spread out over time often do more harm than good. Buyers tend to interpret repeated minor reductions as hesitation or uncertainty, which can encourage aggressive negotiation. Adjustments made after a long period on market can also signal increased flexibility, even if the seller doesn’t intend that. This is why timing and intent matter more than the adjustment itself. Using feedback instead of fear The most productive way to approach pricing decisions is through feedback. Are buyers commenting on value? Are they comparing the home to others at a lower price point? Are showings happening but not converting? Those signals are more reliable than headlines or averages. A planning-forward reframe Instead of viewing a price adjustment as “giving in,” it’s often more accurate to see it as realigning with current buyer behavior . When done intentionally, adjustments can restore confidence, reduce time on market, and lead to cleaner negotiations. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re wondering whether an adjustment would help or hurt your sale, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Receiving multiple offers can feel exciting and overwhelming at the same time. Sellers often worry about choosing the “wrong” one, even when the numbers look good. The most important thing to remember is that the strongest offer is not always the highest price. Evaluating offers holistically leads to smoother closings and fewer surprises. Why price alone doesn’t tell the whole story Two offers with the same price can carry very different levels of risk. Financing type, contingencies, timelines, and flexibility all influence how likely an offer is to close successfully. A slightly lower offer with strong terms can often lead to a better overall outcome than a higher offer that feels fragile. Understanding contingencies and risk Contingencies give buyers protection, but they also introduce uncertainty for sellers. Inspection timelines, appraisal conditions, and financing terms all affect risk. Understanding which contingencies are standard and which ones carry more uncertainty helps sellers choose confidently. Why timelines matter more than sellers expect Closing timelines can affect moving plans, temporary housing, and stress levels. An offer that aligns with your desired timeline may be worth more than one that creates pressure. Evaluating offers through a planning lens Instead of asking, “Which offer is best?” try asking: “Which offer supports the outcome I want with the least stress?” That lens helps remove emotion and clarify decisions. A calmer way to choose You don’t have to rush. Multiple offers create options. Taking a moment to evaluate the full picture usually leads to better decisions and fewer regrets. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help evaluating offers and understanding the trade-offs clearly, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
When a home doesn’t sell quickly, sellers often assume something is fundamentally wrong. In reality, homes that sit usually share a few common characteristics, and those characteristics are often fixable. The key takeaway is this: homes sell quickly when pricing, presentation, and buyer expectations are aligned. When they’re not, time on market increases. Understanding these patterns can help sellers avoid unnecessary frustration. The difference between “slow” and “misaligned” Not every home needs to sell immediately. But when showings are sparse or feedback repeats the same concerns, it’s usually a sign of misalignment. Misalignment can show up as pricing that doesn’t match condition, presentation that doesn’t match price, or marketing that doesn’t clearly communicate the home’s strengths. Buyers respond quickly when a home feels coherent. They hesitate when something feels off. How buyers interpret time on market Buyers notice how long a home has been listed. They may not say it out loud, but they factor it into their expectations. A home that sits longer than average often attracts more cautious offers. Buyers assume the seller may be more flexible, which can lead to tougher negotiations later. This doesn’t mean the seller has failed. It means perception has shifted. Why early feedback is so important Feedback from the first few weeks is invaluable. It reveals whether pricing and presentation are aligned with buyer expectations. Ignoring or dismissing consistent feedback can prolong the process. Using it thoughtfully can reset momentum before time on market becomes a larger issue. When sitting is strategic and when it’s not There are times when a longer timeline is intentional. Some sellers value certainty or are coordinating moves. In those cases, time on market is not a problem. The issue arises when a home sits without a plan. That’s when frustration builds. A planning-forward reframe Instead of asking, “Why isn’t it selling?” a more helpful question is: “What signal is the market giving us, and how do we respond calmly?” That approach keeps control in the seller’s hands. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re wondering why your home isn’t getting traction or want to avoid that scenario altogether, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Pricing is one of the most stressful parts of selling because it feels permanent and public. Once a price is out there, it’s visible to neighbors, buyers, and anyone scrolling online. Many sellers worry that if they price too low, they’ll leave money on the table. If they price too high, they’ll miss the moment. The reality is that pricing is not about predicting the highest possible number. It’s about positioning your home where buyers are already willing to act. Understanding how pricing actually works in Bellingham can help you approach this decision with more confidence and less second-guessing. Why pricing is more psychology than math Comparable sales matter, but pricing is not a spreadsheet exercise alone. Buyers don’t shop by logic only. They shop by brackets. They compare homes they believe are similar. They decide quickly whether something feels like a fit. When a home is priced just outside where buyers expect it to be, it often gets skipped entirely. When it’s priced in alignment with how buyers are searching, it gets attention, showings, and conversations. This is why two homes with similar features can have very different results depending on how they are priced. The importance of the first two weeks The strongest window of buyer attention is almost always the first two weeks on the market. That’s when a listing is new, visible, and actively compared against everything else. If pricing is aligned, buyers engage early. If pricing is optimistic, buyers wait. Waiting is not neutral. It changes leverage. Once a home has been on the market longer than expected, buyers begin asking “why,” even if nothing is wrong. Pricing correctly at the start protects this window. Why “testing the market” often backfires Some sellers choose to “test the market” with a higher price, assuming they can adjust later. In practice, this often leads to fewer showings and slower momentum. When a price is reduced later, buyers rarely treat it as a fresh opportunity. Instead, they assume the seller is now more flexible and negotiate more aggressively. The end result can be a lower net outcome than if the home had been priced accurately from the beginning. How local context changes pricing strategy Bellingham is not a one-note market. Buyer behavior can vary significantly by neighborhood, home style, and price range. What works in one area may not work in another. This is where local insight matters. Pricing should reflect not only recent sales, but also current buyer activity and competition in your specific segment. A planning-forward reframe Instead of asking, “What’s the highest price I can ask?” a more useful question is: “Where does my home need to be priced so the right buyers feel confident stepping forward?” That mindset tends to produce steadier momentum, cleaner negotiations, and a less stressful experience overall. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help pricing your home based on real buyer behavior, not guesswork, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
