Why Niceville Homes Aren't Selling (And It's Probably Not What You Think)
TL;DR: The #1 reason Niceville homes don't sell? Sellers who price too high and ignore what the market's telling them. Price it right from day one or you'll end up in the "dead zone" where only 10% of homes sell after 60 days.
I've been helping Niceville families sell their homes for almost 20 years now. I've watched this same story happen over and over in neighborhoods all around here, from Rocky Bayou clear over to Valparaiso. And it breaks my heart every time.
The biggest reason Niceville homes sit on the market? It's not our market. It's not bad photos. It's not even competition from other houses for sale. It's the sellers themselves.
Yeah, I know that stings a little. Some of you are probably thinking "this guy doesn't know what he's talking about." That's fine. You probably weren't gonna work with me anyway, and I don't need every listing in Niceville.
Thinking about selling your Niceville home? Don't make the same expensive mistakes I've watched dozens of families make.
What Happens When You List Your Niceville Home
Here's how it always starts. You list your Niceville home and you're pumped. Those listing photos look amazing, like wedding pictures of your house. You're already thinking about what you're gonna do with all that money.
But here's what I've learned about selling homes in Niceville. You gotta get that starting price right. Get it right, and you'll know pretty quick. Your phone starts ringing. People are looking at it online, calling to schedule showings, asking their friends about your neighborhood. Get it wrong, and nothing happens.
If nobody's asking to see your Niceville home in the first week, the market just told you something. It said "nope, not at that price."
It's like what that old economist Adam Smith talked about. The market has a way of figuring out what something's really worth. Doesn't matter if you're selling in Niceville, Shalimar, or Fort Walton Beach. Your house is like fresh bread at the store. Everybody wants it when it first comes out, but after it's been sitting there all day? Not so much.
The Niceville Numbers You Need to Know
Here's what usually happens when people sell homes in Niceville. More than half sell in the first month. Another 10 to 20 percent sell between month one and two. After that, you hit what I call the dead zone. Days 60 through 120. Only about 10 percent of Niceville homes sell during this time.
You do not want your house sitting in the dead zone.
Every day your Niceville home sits overpriced is money walking out your front door.
Why Niceville Sellers Get Stuck
Most Niceville sellers get what psychologists call "anchored" to a price. They fall in love with a number and won't budge. I get it. They've already started making plans for that money. Maybe they're looking at houses in Shalimar or thinking about something bigger closer to Fort Walton Beach.
Here's what I tell every Niceville seller. You don't have that money until you're sitting at the closing table signing papers. Getting an offer is just the start. Then you gotta make it all the way to the end.
The Niceville market doesn't care about your plans or what you think your house should be worth.
Questions People Ask Me
How long should it take to sell my Niceville home? If you price it right, you should see action within 30 days. If nobody's calling to see it in the first week, your price is probably too high.
Should I price my Niceville home high so I have room to negotiate? Bad idea. Price it too high and nobody comes to look. You'll end up selling for less than if you'd priced it right from the start.
Is selling in Niceville different from Shalimar or Fort Walton Beach? Every area's a little different, but the basics are the same everywhere. Price it right and it sells. Price it wrong and it sits.
How do I know what my Niceville home is worth? Look at what similar homes in your neighborhood sold for recently. That's your reality check.
Ready to Price Your Niceville Home Right the First Time?
Look, I've watched too many Niceville families lose thousands of dollars because they priced their home based on what they hoped it was worth instead of what the market said it was worth. Don't be one of them.
Here's what I'm offering Niceville homeowners:
Free market analysis of your home's actual value (not what Zillow says)
Pricing strategy session to avoid the dead zone
This offer is only for Homeowners sellers who are ready to listen to what the market's telling them.
