“If your price is off, your listing won’t get offers—no matter how nice your home is.”
FSBO sellers often guess at pricing or rely on generic online estimates, which leads to overpricing (no offers) or underpricing (lost equity).
Start by reviewing:
Avoid setting your price based only on emotion or Zillow-type tools. For better accuracy, consider a professional appraisal—or consult a licensed real estate attorney familiar with Illinois FSBO pricing trends.
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“Pricing based on what you ‘need’—not what the market supports.”
Sellers often price their home based on payoff amount, what they spent on upgrades, or what they "want to make"—none of which reflect market value.
Base your price on buyer perception and market comparison, not your personal finances. Look at:
Pricing too high means fewer views. Pricing too low may cause buyers to think something's wrong.
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“If your price is too high, time doesn’t fix it—only a correction does.”
Some sellers assume they just need to “wait a little longer,” even though their listing is getting no views or showings.
Review your listing performance:
If yes, consider a price adjustment. Even a small drop can re-engage buyers and show up in new searches.
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“Online estimates are a starting point—not a pricing plan.”
Online tools often pull outdated or irrelevant comps, especially in neighborhoods with few recent sales or unique homes.
Use free tools for ballpark numbers—but verify using:
Online estimates often miss renovations, layout differences, and lot features.
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“You don’t need a license to run the numbers—you just need the right data.”
Many FSBO sellers think they can’t do their own CMA—but end up pricing blind instead.
You can create a DIY CMA by:
If you want support, some attorneys or FSBO platforms offer CMA services or guides.
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“Not all upgrades add value—some just add noise.”
Sellers often overprice based on personal upgrades that don’t align with market value.
Buyers typically value:
Aesthetic upgrades (light fixtures, flooring) add appeal—but not always price. Document major upgrades with receipts and dates, and list them clearly in your description.
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“Buyer feedback is your market report—in real time.”
Some FSBO sellers ignore feedback or take it personally, when it’s actually a clue to improve your strategy.
If buyers repeatedly mention:
...it’s time to reassess. Check if:
Adjust as needed and re-engage your audience with a clear message.
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“Smart sellers price for traction—not padding.”
Some sellers overprice to “leave room,” but scare off buyers who don’t want to negotiate or assume it’s out of range.
Price your home at a number you’re comfortable with and that attracts attention. Then:
A fair price upfront brings stronger offers and faster sales.
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What to Do Next?
Not sure where to start with pricing? Talk to someone who’s seen thousands of deals. Schedule a free FSBO consultation to discuss smart pricing strategies for your area.