If your home sat on the market too long - or worse, never sold at all - there’s one critical question you need to ask before relisting:
Do you have a real pricing strategy or just a listing price?
Too many sellers focus on the wrong numbers:
❌ What Zillow says it’s worth
❌ What you need to net for your next purchase
❌ What the neighbor’s home sold for last year
But in today’s shifting market, none of those are pricing strategies.
As someone who has helped dozens of Triangle homeowners sell quickly, and for top dollar, I can tell you this:
Hope is not a strategy. Data is.
The Reality: More Sellers Are Stuck
According to Realtor.com, delistings surged 47% in May 2025 compared to last year.
That means thousands of frustrated homeowners across Raleigh, Durham, and beyond are pulling their homes off the market after weeks (or months) of no traction, often because they priced based on emotion, not strategy.
If you’ve ever thought:
“Maybe I’ll just wait for the right buyer...”
“Let’s try again next season...”
“I’m not in a rush...”
You’re not alone. But without a plan, “waiting” often leads to price cuts, missed momentum, and stale listings.
Let’s fix that.
The 3 Pricing Strategies Every Seller Should Know
When I advise sellers in Wake, Durham, Chatham, Johnston, or Orange County, I never throw out a random number. I build a plan. That plan starts with one of three strategies backed by real market data, buyer behavior, and your timeline.
1. Aspirational Pricing
"Let’s shoot high and see what happens."
When this works:
You’re selling a one-of-a-kind or luxury property
There are no clear comps
You’re in no rush and have a fallback plan
The risk?
Long days on market, price reductions, and buyer fatigue.
Without an exceptional marketing strategy, including targeted online exposure and professional listing media, aspirational pricing often results in a lonely listing and zero offers.
2. Comp-Based Pricing
"Let’s price in line with the data."
This is the most common (and most effective) strategy when done right.
It works best when:
Your home is in a highly comparable neighborhood
You’re motivated to sell within a specific timeframe
You want to attract serious buyers fast
What sets it apart?
Smart agents (👋 that’s me) don’t just pick a number in the comp range. We strategize based on buyer demand:
High side of comps: If inventory is low and demand is strong
Mid-range comps: To balance visibility and price
Low side of comps: To stand out in a crowded market and spark competition
3. Event-Like Pricing
"Let’s price to create urgency."
This strategy is about speed and momentum. It works well when:
You're selling during peak buying seasons (like spring/summer)
You want to trigger multiple showings or a bidding war
You're targeting first-time buyers or investors looking for value
Why it works:
Buyers scroll past overpriced homes. But a sharp, value-forward price gets attention fast.
This strategy often generates more showings, stronger offers, and better negotiating leverage.
Here’s What I Tell Every Seller: Price Is a Strategy, Not a Guess
Whether you're selling a modern townhome in Morrisville or a five-acre estate in Chapel Hill, pricing isn't just about what you hope to get. It's about knowing how to get it.
Your pricing strategy should include:
A marketing plan with stunning photos, compelling copy, and maximum digital exposure
A timeline strategy aligned with your move-out goals
A Plan B in case buyer activity or interest rates shift
I’ve helped sellers succeed in hot markets and cool ones. The difference? They had a plan.
Thinking of Selling in the Triangle?
Let’s talk through your goals and build a custom pricing and marketing strategy tailored to your home, not just a listing price based on guesswork.
Whether your home’s been sitting on the market too long, or you're preparing to list for the first time, let's connect. I’ll help you get it right, right from the start.
Thanks for reading!
Brandon Yopp