1. Overpricing in a High-Density Market

Boston is a high density market that provides buyers multiple options to purchase, and powerful market comparisons. There is an abundance of sale comparables for buyers to review. This makes it easy for buyers to spot an overpriced home. Overpricing leads to an extended time on the market, reduced activity, and results in a lower sales price.  A seller should set a competitive price, based on recent sales within their building or neighborhood. An experienced agent will tap into off-market sales and pending sales data not yet available to the public. This ensures pricing aligns with real-time market shifts. For instance, comps from spring—a busier time of year—may not be an accurate reflection for a fall or winter listing, when buyer demand slows.

2. Overlooking Small-Scale Staging

Staging has a major impact on the appeal of a unit, especially in the city where square footage is limited. Proper staging can make a space feel larger and more functional. Many buyers struggle to visualize layouts in smaller spaces, making thoughtful staging essential. Small investments like fresh paint, decluttering, and strategic furniture arrangement can transform the space. While sellers often think large renovations are necessary, it’s usually the smaller sweat equity projects that yield the highest return on investment. Experienced agents know how to present the space optimally, preparing a layout that photographs well and demonstrates the property’s full potential.

3. Not Emphasizing Building and Neighborhood Perks

For urban buyers, location and amenities are just as important as the home itself. Features like elevators, parking, or roof decks can significantly boost a property’s appeal, yet they are often overlooked in marketing. It’s surprising how many inexperienced agents fail to highlight these key features in the marketing, even when they are items luxury buyers will pay a premium for. 

For example, high demand areas like the South End’s Golden Triangle, or properties in Back Bay with easy access to the Public Gardens will draw strong interest. Regardless of the condition of the property. Location remains the top rule in real estate, and many buyers are willing to overlook the negatives of a property to secure a spot in a highly desired area.

An expert agent knows how to incorporate these factors into a pricing and marketing strategy. By effectively showcasing key features of a home, a building’s amenities, or an area's desirability, sellers can achieve a premium price compared to other properties.

4. Lacking Transparency with Buyers

Transparency with buyers is critical. Sellers often try to withhold defects on a property, or issues with the condo association. This could be anything from condo regulations, association fee increases, or assessments. Luxury buyers are detailed consumers, and properties being purchased go through an extensive review process by their agent and real estate attorney. The truth is always revealed, and trying to withhold information from a buyer is a costly mistake. It results with a failed transaction for the seller, and losing critical time on the open market. Buyers appreciate straightforward information.  Buyers who feel misled often question the integrity of the sale and walk away. Clear communication ensures buyers feel confident in their decision. This reduces the risk of a failed transaction, and ensures a smooth sale.

5. Not Hiring the Right Agent

One of the costliest mistakes a seller can make is not hiring an expert agent familiar with the complexities of the local market. In competitive neighborhoods like Back Bay and South End, a knowledgeable agent with a track record of success will understand the intricacies of pricing, staging, and marketing for city living. Not all agents are created equal—an experienced agent will know how to leverage off-market insights, emphasize key property features, and negotiate strategically. Alll of which can make a considerable difference in achieving the highest sales price possible.

Choosing the right agent is not just a matter of convenience; it can determine the success and profitability of your sale. Working with an experienced professional is critical for a smooth and successful sale.