My House Has Not Sold: What to Change
house not selling, Arlington real estate, price reduction, selling tips, stale listing, Arlington VA, RE/MAX Allegiance
My House Has Not Sold. What Should I Change?
Start with the price, then look at photos, condition, showings, and feedback. Most homes that sit have one or two fixable reasons, and a clear look at the facts shows which.
Why has my house not sold?
Start with the price, then look at photos, condition, showings, and feedback. Most homes that sit have one or two fixable reasons, and a clear look at the facts shows which.
It is hard to wait. This is a calm way to work through it, with no blame. The market gave buyers more choices this fall, so a home has to earn its place.
The Mike Webb Team (Mike and Claudia Webb, RE/MAX Allegiance) helps homeowners in Arlington, Northern Virginia, Maryland, and Washington, DC get their homes ready to sell and sold.
What does the market look like?
Bright MLS showed Arlington homes sold from July to September 2026 took an average of 38 days and got 98.0% of their original price. Homes for sale as of October 14 were 672, compared with 552 a year earlier. More homes means more comparing.
The seven checks
Price. Compare your price with homes that sold in the last few months, not with homes still listed. If similar homes sold for less, buyers know.
Photos. Do the first photos show the strongest room? Is the light good? Online, the first photo decides who clicks.
Condition. Look through a buyer's eyes: worn paint, stained carpet, clutter, odors. Small fixes can change a first impression.
Showings. Is it easy to see? Short notice, lockboxes, and flexible hours all help.
Feedback. What do buyers and agents say? The same comment more than once points to the answer.
Marketing. Is the description clear? Is the listing shared widely?
Timing. Fall and winter are slower. A pause may be part of the season, but price and condition still matter.
What if I need to change the price?
A price change should come from facts: recent sales, showings, and feedback. Small, late changes tend to get less notice than a clear reset. We show you the numbers and you decide.
What if I am not with our team?
You are welcome to call us for a second opinion. Every seller who works with us gets the White Glove Home Sale Method at no additional cost, whatever the price or type of home.
FAQ
Should I take the home off the market?
Sometimes a pause helps, but it is not always needed. Ask what will change before you relist.
Will a price cut hurt me?
A fair price tied to recent sales can bring buyers back. No one can promise the result.
How long should I wait before changing something?
Look at showings and feedback each week, not just at the calendar.
Call or text The Mike Webb Team at 703-350-3884 or visit claudiawebb.com.
The Mike Webb Team, RE/MAX Allegiance. Arlington, Virginia. Equal Housing Opportunity.
