Hello, fellow readers,
I know I’ve written about this before, but I think it bears repeating—especially with the current residential real estate environment we’re seeing right now here in Central Florida.
The fact of the matter is simple:
We have more listings on the market than we’ve had in a very long time.
And that one shift changes everything.
Buyers Have More Choices Than Ever
Not long ago, buyers would search for homes on platforms like
Zillow,
Realtor.com,
or through their agent using the Multiple Listing Service (MLS),
and they might see 5 to 10 homes that fit their criteria.
Today?
They’re seeing 20, 30, sometimes even 40+ options.
That’s a completely different experience—and it forces buyers to start filtering and narrowing down their search in ways they didn’t have to before.
The Hidden Power of MLS Data
This is where something many sellers—and even some agents—overlook becomes incredibly important:
The accuracy and completeness of your MLS data.
When buyers are overwhelmed with options, they start using filters to “whittle down” their results.
That means every single field matters.
Even the ones that seem obvious.
Example:
Let’s say you have a single-story home.
Some agents skip the field that says:
- Primary suite on first floor
Because… well, where else would it be?
But here’s the problem:
The search algorithms don’t think like humans.
They don’t assume—it’s either filled in or it’s not.
So if a buyer filters for “primary suite on first floor” and your listing doesn’t have that checked…
You just got eliminated.
Even though your home is a perfect match.
Let’s Talk About Pricing (This Is the Big One)
Now let’s get to what I really want to talk about today:
Pricing Strategy
There are still agents out there using what I call pricing “on the nine.”
That means pricing a home like this:
- $324,999
- $499,999
- $599,999
This is an old-school marketing tactic that worked well in print advertising.
But we are not in a print-driven world anymore.
We are in a search-driven world.
How “$1” Can Cost You Thousands
Let me give you a real-world example.
A buyer searches for homes between:
- $300,000 – $325,000
If your home is priced at:
- $324,999 → You show up ✔️
But another buyer searches:
- $325,000 – $350,000
Now what happens?
- You disappear ❌
Because of one dollar.
That buyer may have loved your home.
It might have been perfect for them.
But they never even saw it.
The Right Way to Think About Pricing
Here’s the reality:
Nobody is sitting there saying:
“I would absolutely buy this home for $324,999… but I refuse to pay $325,000.”
That’s not how real buyers think.
If they like the home, they’ll:
- Make an offer
- Negotiate
- Work with you to find a number that makes sense
Pricing is not about squeezing an extra dollar out of the list price.
It’s about maximizing exposure.
My Straightforward Pricing Strategy
If it were me?
- I would never price at $326,000
- I would price at $325,000
Why?
Because it keeps you:
- Inside more search brackets
- Visible to more buyers
- Competitive in a crowded market
And in today’s market, visibility is everything.
Final Thoughts
We are no longer in a market where homes sell themselves.
We’re in a market where:
- Buyers have options
- Filters matter
- Strategy matters
- And details matter
From your MLS inputs… to your pricing… to your presentation…
Every decision either puts you in front of buyers—or removes you from their screen.
Need Help Pricing Your Home Correctly?
If you have questions about pricing strategy, search visibility, or how to position your home in today’s market, I’m always here to help.
📞 David Dorman
Broker Associate, Century 21 Carioti
📱 407-948-8295
And remember…
When you hire David Dorman, you GET David Dorman.