Zen & The Art of Pricing your home

The Price Is Right: Why Overpricing Your Portland Home Could Cost You More in 2025

When it’s time to list your Portland-area home for sale, two questions often take center stage:
How long will it take to sell?
And how much can we get for it?

In a market like we’re seeing across the Portland metro in July 2025, where low inventory is still creating favorable conditions for sellers, it can be tempting to shoot for the moon on price—especially if you’ve heard stories of bidding wars, waived contingencies, or cash offers in your neighborhood. But pricing too high, even in a strong market, can backfire in costly ways.

Missing Your Market

Most homebuyers in Portland today begin their home search online, setting filters based on location, features—and most importantly—price range. If your listing is just above a buyer’s maximum budget, it won’t even show up in their search results. They’ll never know it exists.

And here’s the kicker: buyers naturally want the best home in their price bracket—not the lowest-tier home in a more expensive one. That means you want your house to be the standout in its category, not a wallflower in a higher tier.

Key takeaway: You want to shine against your competition—not get lost among pricier homes.

Playing the Numbers Game

In real estate, more exposure means more opportunities. The more buyers who view your listing—online and in person—the better your chances of receiving a competitive offer. But overpriced homes tend to get fewer clicks, fewer showings, and ultimately, fewer offers.

In today’s data-driven Portland market, buyer agents are quick to sniff out inflated prices and steer their clients elsewhere. That could mean your home sits on the MLS while others around it move quickly.

Key takeaway: More showings = more offers.

Avoiding the “Stale Listing” Syndrome

Your home is at its freshest and most appealing the moment it hits the market. In Portland, that crucial first week—especially during summer months like July—is when most serious buyers are watching closely for new inventory.

If your home sits unsold for too long, it risks becoming “stale.” Buyers start to wonder why it hasn’t moved. Eventually, you may feel pressure to reduce the price. And once the price drops start, they can snowball. Worse, those reductions can signal to buyers that something’s wrong with the property—even when there isn’t.

Meanwhile, the longer you hold onto the property, the more carrying costs you’re paying: mortgage, utilities, insurance, maintenance—all of which eat into your eventual profit.

Key takeaway: Be the bright, shiny object—not yesterday’s news.

The Appraisal Reality Check

Let’s say you do receive an offer at your ambitious price. The next hurdle? The appraisal. In almost every financed sale, the buyer’s lender will order an independent appraisal to ensure the home is worth the agreed-upon amount.

If the appraised value falls short, you risk the deal falling apart entirely—or having to renegotiate at the eleventh hour. In Portland’s competitive but cautious lending environment, this scenario is not uncommon. And if your home ends up back on the market, it may carry the stigma of a failed sale.

Key takeaway: Price it right the first time. Appraisers—and buyers—will thank you.

Final Thoughts

In today’s Portland real estate market, sellers still hold an advantage—but only if they play it smart. Pricing your home strategically from day one increases the chances of a quicker sale, multiple offers, and a final price that reflects true market value.

If you’re considering listing your home this summer and want expert, local guidance on pricing it right, I’d love to help. I’m a trusted real estate advisor in Portland, and I’m here to ensure you get the most from your investment—without unnecessary delays or drama.

Let’s talk strategy. Let’s get it right.

📞 Richard Glass, The Portland Broker 503-729-6971
📍 Windermere Realty Trust | NE Portland
📧 Richard.Glass@windermere.com
🌐 www.ThePortlandBroker.com