Top 7 Home Selling Mistakes Franklin County Sellers Must Avoid in 2025
If you're planning to list your home in Union, Washington, or any of Franklin County’s charming towns, avoiding common errors can make a big difference. At Dolan REALTORS, we’ve seen how small missteps—overpricing, poor photos, timing—turn into lost offers and frustration. Here are the top 7 mistakes sellers make and how to sidestep them.
Mistake #1: Overpricing to “Test the Market”
Many sellers think starting high gives room to negotiate. The reality? Homes stagnate, momentum dies, and buyers jump to fresher listings.
Better approach: Price honestly using fresh comps and leave a little room to negotiate downward from a strong point.
Mistake #2: Ignoring Pre-Listing Repairs & Staging
Paint chips, overgrown landscaping, and outdated light fixtures lower buyer confidence.
Better approach: Fix gutters, neutralize color, freshen the front walkway, remove clutter. Those small investments can more than pay off.
Mistake #3: Poor Quality Photography**
Most buyers’ first impression is online. Dark, wide-angle shots, or no photos at all kill interest.
Better approach: Hire pro photography (with twilight!), stage properly, open up spaces so rooms feel connected.
Mistake #4: Not Timing Your Sale**
Listing during storms, holidays, or peak competition months can drag your sale.
Better approach: Spring and early fall tend to draw stronger buyer activity in Franklin County. Coordinate with your agent for optimal windows.
Mistake #5: Locking Up Your House During Showings**
Buyers love wandering—checking closets, light switches, imagining life inside your home.
Better approach: Keep curtains open, minor décor out, and make access easy (lockbox or agent system). Let people imagine themselves in your space.
Mistake #6: Rejecting Low Offers Out of Hand
Even if it's below your goal, low offers show serious buyers. Ignoring them can alienate flexible negotiators.
Better approach: Respond thoughtfully. Use those offers as leverage in counteroffers rather than dismissing them outright.
Mistake #7: Failing to Market Beyond Local Channels**
Just “For Sale” signage and your agent’s site aren’t enough today. Buyers search nationally, across MLS, social media, and real estate platforms.
Better approach: Ensure your listing appears in every relevant platform (Zillow, Realtor.com), use social ads if applicable, and ask your agent about network exposure.
Your Seller Launch Checklist
- Get a comparative market analysis (CMA) before setting price.
- Complete minor repairs and staging.
- Book professional photos & virtual tours.
- Choose optimal listing date.
- Outline showing guidelines.
- Plan negotiation responses ahead.
- Confirm listing syndication/marketing strategy.
Why List with Dolan REALTORS?
We’ve operated in Franklin County and the St. Louis region for over a century. Our local agents understand buyer motivations, neighborhood patterns, and how to make your property shine. We don’t list—we strategize, stage, and support. Learn more on our Services page.
Ready to prep your home and command attention? Contact us today or browse our latest listings in Missouri homes.
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