The biggest pricing mistake Virginia Peninsula sellers make

If you’re thinking about selling your home in York County / Yorktown, Williamsburg, or anywhere on the Virginia Peninsula, I’m going to give you my best free advice.

And almost every homeowner initially disagrees with it.

Don’t list your home at or above fair market value. List it at or slightly below instead. I know. That sounds backward. If comparable sales (“comps”) support a $300,000 price point, most sellers immediately say:

“Then why wouldn’t we list at $300,000… or even a little higher?If we don’t get any bites, we’ll just reduce the price.”

On the surface, that seems logical. But in today’s market across the Virginia Peninsula real estate market, that strategy is one of the biggest mistakes I see homeowners (and sometimes even Realtors) make.

Let me explain why.

What buyers really think when they see “price reduced”

When a home in Yorktown or Williamsburg hits the market and sits for a couple of weeks… and then there’s a price reduction… and maybe another one…

Buyers don’t think:

• “Oh, they just started a little high.”

• “They were testing the market.”

• “No big deal.”

What they actually think is:

“I wonder what’s wrong with that house.”

That’s the hard truth.

In a market where buyers are watching listings closely in York County and Williamsburg, VA, a price reduction can signal weakness. Even if the only “problem” was overpricing from the beginning.

And once doubt creeps in, it’s difficult to undo.

Your neighbors notice. Other agents notice. Buyers notice.And suddenly, instead of excitement and urgency, your listing carries hesitation.

The hidden cost of overpricing your Virginia Peninsula home

Here’s what I’ve seen happen repeatedly over the last six months:

A seller wants to list $10,000 — sometimes even $50,000 — above what the comps support.

They’re thinking:

• “It’s still a seller’s market.”

• “Inventory is low.”

• “Let’s see what we can get.”

But here’s what actually happens:

1. The home sits.

2. Showings slow down.

3. Price reduction.

4. More time passes.

5. Another price reduction.

6. Frustration sets in.

And then? The home often sells for less than what I originally recommended — because by that point, buyers feel like they have leverage.

Overpricing doesn’t just delay the sale.It can cost you real money.

Why strategic pricing works

If you want the strongest possible outcome when selling a home on the Virginia Peninsula, the goal is this:

Create urgency. When a home in Williamsburg or Yorktown is priced at or slightly below fair market value:

• It attracts more buyers immediately.

• It generates more showings.

• It creates competition.

• It often leads to multiple offers.

And when buyers compete? That’s when sellers win.

The first 7–10 days your home is on the market are critical. That’s when your listing is fresh. That’s when buyers are most excited. That’s when you have the best chance of driving strong offers.

If you miss that window because the price scared buyers away, it’s very difficult to recreate that momentum later.

The market has shifted—even here

Yes, the York County and Williamsburg real estate market is still strong.

But it’s more price-sensitive than it was six months ago.

Buyers today are:

• Watching interest rates.

• Comparing options carefully.

• Looking for value.

• Quick to move on if something feels overpriced.

That means pricing your home correctly from day one is more important than ever.

Homes priced competitively in Yorktown, VA, and the surrounding Virginia Peninsula communities are still selling quickly — and often with multiple offers.

Homes that chase the market?They’re playing catch-up.

If you’re thinking about selling on the Virginia Peninsula

Whether you’re planning to sell a home in York County, Yorktown, Williamsburg, or elsewhere on the Virginia Peninsula, the pricing strategy you choose will directly impact:

• How quickly your home sells

• How much stress you experience

• And ultimately, how much money you walk away with

You don’t scare buyers into higher offers. You attract them into competition.

And that starts with pricing it right the first time. If you’d like to know what your home might realistically sell for in today’s Virginia Peninsula real estate market, I’m happy to help. Text or call anytime.

Let’s price it smart—and get you the strongest possible result.