These 5 Seller Mistakes Could Cost You Thousands

A professionally staged, sunlit living room prepared for real estate photography, featuring a beige sofa, wood accents, a tripod-mounted camera, and minimal décor—capturing the importance of screen appeal when selling a home in Raleigh, NC.

If you're thinking about selling your home, the first question that probably comes to mind is:

"What’s my home worth?"

But the better, and more profitable, question is:

“What will it actually sell for?”

The answer doesn’t just depend on your square footage or neighborhood comps. It depends on the decisions you make before your home even hits the market.

According to new research from Zillow, far too many sellers are still getting the basics wrong and it's costing them serious money at the closing table.

Here are 5 of the most common seller mistakes I see here in the Triangle and how to avoid them.

1. Spending Too Much on the Wrong Upgrades

It’s normal to want your home to shine online and in person. But here’s where sellers go sideways:

23% of homeowners believe adding square footage is the best way to boost value.

Truth is, most buyers won’t pay a premium for costly additions. Instead, low-cost, high-impact updates like fresh paint, new light fixtures, and simple landscaping go a long way, especially in a competitive market like Raleigh or Cary.

Pro tip: Before you swing a hammer, talk to a local real estate expert (hey, that’s me). I’ll tell you what upgrades actually move the needle in your price point and ZIP code.

2. Prioritizing Curb Appeal Over Screen Appeal

Curb appeal still matters, but your listing photos matter more.

Today’s buyers are making split-second decisions from their phones, not your driveway. But 40% of sellers still think curb appeal is the most important first impression.

If your photos don’t “stop the scroll,” your perfect buyer may never even schedule a showing.

What to do instead: Invest in a full professional media package, including high-res photos, video, 3D tours, drone footage,to make your home shine on every platform. In today’s market, visual marketing is what separates a sold home from a stale listing. That's the standard on every listing I bring to market, by the way.

3. Hiring an Agent Without Doing Homework

This one’s a biggie: 1 in 4 sellers don’t check reviews, past sales, or interview multiple agents.

Selling your home is a six-figure transaction and you deserve more than a random recommendation or a “friend of a friend.”

You want an agent with:

  • A proven track record in your market

  • A strong digital marketing presence

  • The confidence to tell you the truth about pricing

Don't skip the vetting process. The right agent isn’t just your representative, they’re your strategist.

4. Highlighting the Wrong Features

Most homeowners believe open-concept layouts are the holy grail of home features. But guess what?

Homes with open floor plans actually sell for less than expected, according to Zillow.

What do buyers want in 2025? Natural materials. Design-forward finishes. Character.

Think: white oak floors, walnut cabinets, soapstone counters. These can add as much as 3.5% to your final sale price, but only 9% of sellers even know to highlight them.

Let your agent craft a listing description that resonates with today’s buyers. We’re not just selling square footage. We’re selling a lifestyle.

5. Hiding Known Issues

Let me be blunt: hiding damage, pest problems, or foundation issues is a terrible idea.

Not only is it illegal in most cases, it nearly always blows up the deal later.

Buyers do inspections. Trust matters.

Instead of trying to hide issues, disclose them up front and price accordingly. I’ve helped many sellers navigate “imperfect” homes with full transparency and still sell for top dollar.

Final Thoughts: The Difference Is in the Details

Selling your home isn’t just about timing the market. It’s about being strategic.

✅ Knowing where to invest
✅ Knowing how to position the property
✅ And knowing what not to do

The smallest adjustments, like choosing the right paint color, using professional listing media, or highlighting the right design elements, can have a major impact on your final sales price.

If you’re thinking about selling your home in Raleigh, Cary, Durham, or anywhere in the Triangle, let's connect. I’ll help you avoid the most common pitfalls, craft a winning strategy, and walk away with the strongest offer possible.

Thanks for reading!

Brandon Yopp