By Karin Jacoby | November 13, 2025
Back in 2008, when the housing market hit the skids, I had a builder client in Castle Rock who insisted his gorgeous custom home should sell for far more than the market would allow. Buyer after buyer toured the home and said, “Beautiful house, but overpriced.” Did he listen? Nope. He kept doubling down on the quality of his work.
As he proudly walked me through the house, he pointed out all the extras. When we got to the bathrooms, he mentioned the “ultra-quiet bath fans.” While I understand that a good salesperson needs to make sure buyers are informed about a home’s merits, there’s only so much a peaceful poop can prop up a price.
I’ve seen it happen more than once. Another client insisted his home was worth $25,000 more than the house down the street because a nice breeze would blow through the house when he propped open the garage. Yes, that’s a true story.
Some sellers focus so hard on every little detail that they forget the bigger picture. If you wouldn’t buy your own house at that price, why would anyone else? Overpricing can backfire in ways you might not expect.
How to Price Your Home Realistically
Overpricing your home can backfire in more ways than you might expect. It can turn off potential buyers, stretch out the time your property spends on the market, and in some cases, even reduce the final sale price. Today’s buyers are savvy—they have access to detailed market data, comparable home sales, and firsthand experience. Focusing too much on minor features like high-end bathroom fans, magical light switches, or breezy garages won’t make up for a price that’s out of line with the market. So what is a savvy seller to do when they want the their home to get top dollar?
Work with an Agent You Trust
A trusted agent can showcase your home’s strengths while giving honest feedback. If they’re doing their job and highlighting your home’s features but still telling you the price is too high, believe them—they know the market.
Listen to Buyer Feedback
Buyers are in the trenches. If multiple buyers or agents indicate your home is overpriced, pay attention. It’s not personal.
Focus on What You Can Control: Price and Condition
You can’t control the market, but you can control your price and your home’s condition. Adjust your asking price to match the market and make sure your home is in top shape to attract serious buyers.
Make Your Home Appeal to Buyers
Selling in today’s Denver market isn’t about overvaluing every tiny feature. It’s about presenting value in a way buyers recognize. Realistic pricing helps your home sell faster, for a fair price, with less frustration. After all, even our builder friend wouldn’t pay an extra $100,000 for a whisper-quiet bath fan or a few gusts of garage breeze.
Thinking About Selling Your Denver Home?
If you’re thinking about selling your home and want expert advice on pricing it right, give me a call at 303-210-6156. I can help you get top dollar for your home without getting lost in minutiae of micro-fans, or magical breezes.