Why Homes Are Sitting on the Market in East Texas (And How Sellers Can Still Win)

If you’ve been watching the real estate market lately or even have your home currently listed, you’ve probably noticed a trend: homes are sitting on the market longer. Even well maintained, move in ready properties. If you’re a homeowner in East Texas thinking about selling, here’s what you need to know to make sure your property stands out and sells quickly.

The Market Has Shifted

Let’s be real: we’re not in the same market we were in 2021 or even early 2022. Inventory is up, interest rates have buyers thinking twice, and homes are averaging more days on market. It’s not that homes aren’t selling, they are, but buyers have more choices, and they’re more selective. Unless a buyer is having a life change situation, they are taking their time to choose a home.

That selectiveness isn’t just about price. It’s about value. And in many cases, resale homes are now competing head to head with new construction houses, where builders are offering aggressive incentives like rate buy downs, closing cost assistance, and even upgraded finishes, all designed to make their homes more appealing. A builder’s business model is set up to continue building so they need to offer great buyer incentives in order to keep their projects moving. This has created the need for current homeowners who want to sell sooner than later to consider offering similar incentives on resale homes.

Pricing Strategically Is Non-Negotiable

In a shifting market, emotional pricing can be a deal killer. Some sellers price high, hoping to “leave room to negotiate,” or assume their upgrades justify a top-tier price. Unfortunately, that often leads to reduced showing activity and ultimately, price reductions, which can create a public perception that something is wrong with the home. This can be detrimental to the home over time, the longer it stays on the real estate market.

The right pricing strategy starts with accurate, local market data, not wishful thinking. A well-priced home attracts the most motivated buyers in the first few weeks on market. Waiting to adjust can cost more in time and money than just pricing correctly upfront. Trusting your real estate professional’s pricing strategy is extremely important.

Marketing Matters More Than Ever

Gone are the days of snapping a few iPhone pics, putting a listing on the MLS, and waiting for offers to roll in. Today’s buyers are online, savvy, and searching with intention. High quality photography, video tours, staging, and targeted digital marketing campaigns are essential to highlight what makes your home different.

Your home isn’t just competing with other resales, it’s competing with builders offering everything from granite countertops to community pools and closing incentives. You need a marketing plan that makes buyers stop scrolling and start envisioning your home as their next move.

The Agent You Hire Truly Makes a Difference

Your agent isn’t just your listing contact, they’re your strategist, negotiator, and marketing expert. In today’s market, you don’t want someone who tells you what you want to hear just to get the listing. You want someone who’s going to be honest, proactive, and laser-focused on getting your home sold, and ideally, helping you buy your next one, too.

Whether you’re upsizing for more space or downsizing for simplicity, working with the right professional can make all the difference in navigating both sides of your move.

How You Can Still Win in This Market

Even with more inventory and stronger competition, sellers can still win, and win big. The key is positioning your home strategically:

• Price it right from the beginning.
• Invest in high impact marketing.
• Highlight what sets your home apart from builder grade options.
• Work with an agent who understands both buyer psychology and market conditions.

If your home has been sitting or you’re planning to list soon let’s talk about a strategy tailored to your unique situation. With the right approach, you can move forward confidently, whether that’s into your next dream home or a simpler season of life.

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Want to discuss a plan to get your home sold? Let’s chat! I’ll guide you through today’s market and help you take the next step with clarity and confidence.

Rebecca Williams, Leslie Cain Realty