Pricing Strategy Mistakes: How Sellers End Up Competing With Their Own Listings

Written by:

Steve Marcinuk

Date:

22 Aug 2025

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A veteran New Jersey real estate expert argues that determining the right listing price has become increasingly complex, with seller expectations often working against their own interests in today’s market.

“The biggest challenge is that discussing and agreeing to a launch price with a seller is one of the biggest challenges,” says Mark Slade, CEO of The Mark Slade Homes Team at Keller Williams Mid Town Direct Realty. “More so when you’re having a property that’s listing from April onward, because they’re now seeing how their neighbor sold the house crazily for over asking.”

The Comparison Trap

Slade points to a recent example where market dynamics created unrealistic expectations. He describes a property where the seller rejected an offer of $1.04 million because they wanted $1.1 million, based on nearby sales.

“I showed her the one-one meant you had to have a white kitchen with granite countertops. She had neither,” Slade explains. “They’re seeing the phenomenal results out of the box when there was no inventory on the market and buyer demand is generally at its highest. And they’re competing against that, but they’re actually competing against themselves.”

The Data vs. Emotion Challenge

According to Slade, who tracks market data weekly across multiple New Jersey counties, even comprehensive market analysis sometimes fails to convince sellers focused on exceptional nearby sales.

“You have to trust your realtor to present the facts,” Slade argues. “So it’s even more challenging when you present the facts, you give them detailed comps, including the pictures inside, to explain your perspective, and they still don’t want to listen to you.”

The Automated Valuation Problem

Slade points to automated valuation tools as another factor complicating pricing discussions. He describes a recent situation where Zillow’s estimate for a property was $930,000, while market conditions suggested a different strategy.

“I told them I would list the house at about 850 but I thought we could see over a million in results,”  Slade recalls, highlighting the gap between automated valuations and strategic pricing approaches.

The Market Reality

While many New Jersey markets remain strong – with some areas seeing properties sell 23.3% above asking price – Slade argues that strategic pricing remains crucial for optimal results. He emphasizes that today’s market requires a nuanced understanding of both property condition and buyer psychology, rather than simple reliance on nearby sales data or automated valuations.