Selling your home isn’t just about the listing photos and the open house. A big part of it is what you say — and don’t say — throughout the process. After 40 years and over 500 sales in Montgomery County, Kevin has seen the same mistakes repeated.

These 10 statements, said to the wrong agent or at the wrong time, can cost you thousands.

1. “I’m Not in a Rush to Sell”

This is the most common one. Sellers say it to signal they’re not desperate. What it actually communicates to an agent is that you’re unmotivated — and unmotivated sellers get less of an agent’s time and energy. Agents work on commission. They’re not on salary. If you’re signaling indifference, you may get indifference back. A better approach: establish a clear timeline collaboratively. You don’t need to say you’re desperate — just communicate your actual goals and timeframe professionally.

2. “This Is My Bottom Line”

Don’t telegraph your minimum to your agent until you fully trust them. In an ideal world, every agent would use this information to advocate for you. In the real world, loose lips sink ships. Some agents share this number with other agents in their office. Some tell buyers at open houses you’ll negotiate. If the number gets out, you’ve lost leverage.

3. “We’ve Already Bought Our Next Home”

The moment a buyer or their agent knows you have financial pressure to close by a specific date, the negotiating dynamic shifts against you. Keep your personal timeline private. Your motivation level is not relevant information for buyers to have.

4. “We’ll Take Care of That Before Closing”

Said at the wrong time, this is a blank check. Any repair issue that surfaces — whether from home inspection or buyer observation — should be negotiated specifically, not agreed to in principle in advance. “We’ll take care of that” can morph into an open-ended commitment that costs significantly more than you anticipated.

5. “That’s Our Final Price”

Announcing finality before you’re in actual final-round negotiations closes off flexibility you might need. Markets shift. Competing offers don’t always materialize. Holding an artificial line publicly can strand a transaction that had a reasonable middle ground.

6. “The Last Agent Said We Could Get [Higher Number]”

Every seller has heard a higher number from someone. Using it as a negotiating tool against your current agent undermines the professional relationship and often signals unrealistic pricing expectations. Good agents lose listings this way — because they won’t overvalue just to get the contract. Then sellers list with the agent who told them what they wanted to hear, sit on market too long, and end up taking less than the first realistic estimate.

7. “I Don’t Want to Do Any Repairs or Staging”

You don’t have to. But be clear-eyed about the cost. Every item a buyer sees as a problem becomes a negotiating chip or a reason not to offer. In the Montgomery County market, well-presented homes consistently outperform as-is listings on net proceeds. See the full breakdown in thehome sellers guide.

8. “We Paid $X For It So It’s Worth at Least That”

What you paid has nothing to do with what buyers will pay today. Market conditions, comparable sales, interest rates, and neighborhood trends determine value. Anchoring to your purchase price — especially if you bought at the peak — is one of the most common sources of overpricing.

9. “I’ve Had It Appraised at $X”

Appraisals for refinancing are not the same as fair market value for sale purposes. Refinance appraisals are often higher than what a competitive market will support. Don’t use a refinance appraisal as your pricing anchor.

10. “We’re Just Testing the Market”

Testing the market at an inflated price is one of the most expensive strategies a seller can run. Days on market accumulate. Buyers notice. The home develops a reputation. Then you reduce — and buyers assume something is wrong. If you’re serious about selling, price it right the first time. If you’re not serious, don’t list.

Frequently Asked Questions

What is the biggest mistake home sellers make?

Overpricing. It leads to extended days on market, which signals to buyers that something is wrong with the property, ultimately resulting in a lower sale price than a correctly priced listing would have achieved.

Should I tell my agent my bottom line price?

Only if you fully trust your agent and have confirmed they understand confidentiality in negotiations. Even then, frame it as an internal planning tool, not something to share with other parties.

Do I need to do repairs before selling my Montgomery County home?

Not required, but anything left undone becomes a negotiating point. Well-presented, properly repaired homes consistently net more on sale than as-is listings in the Montgomery County market.

How should I choose a real estate agent to sell my home?

Look for local market knowledge, transparency about pricing (not just telling you what you want to hear), and a verifiable track record of sales in your neighborhood and price range. Kevin’scontact pagehas full credentials and reviews.

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Sources and next steps

Verified local sources:Maryland REALTORS housing statistics;GCAAR housing market reports;FRED 30-year mortgage rate series;Maryland SDAT real property search.

Related Kevin guides:home selling guide;market stats;book a call.

Watch the YouTube videoorbook a 30-minute strategy call with Kevin.

Expanded local research sources:GCAAR housing market reports;Maryland REALTORS housing statistics;Realtor.com Montgomery County market data;FRED 30-year mortgage rates;Maryland SDAT real property search;Zillow Montgomery County home values;Montgomery Planning development;Montgomery Planning development review;MCATLAS zoning map;Montgomery Planning data catalog;Montgomery County permits;Visit Montgomery travel guide;Visit Montgomery restaurant directory;Tripadvisor Montgomery County things to do.

Contextual links for this video

Kevin site links:home selling guide;home buying guide;market stats;DMV Housing Market 2026: Is a Crash Coming or Are the Numbers Telling a Different Story?;Zillow Just Banned Private Listings — Here’s What Home Buyers and Sellers Actually Need to Know.

Outside research links for this video:GCAAR housing market reports;Maryland REALTORS housing stats;Realtor.com Montgomery County market data;Reddit discussion search for this topic;Google context search for this video.

Kevin process link: why Kevin’s local process matters.