5 Costly Mistakes Sarasota Home Sellers Are Making in 2026
Darren Dowling
Darren Dowling
Why Your Sarasota Home Isn’t Selling
Has your home been on the market for 60, 90, or even 120 days without an offer? Maybe you received a low-ball offer and your agent suggested waiting for a better one. Here’s the hard truth: using 2022 strategies in today’s 2026 Sarasota market isn’t going to cut it.
With a 4.8-month supply of inventory for single-family homes, buyers aren’t desperate they’re analytical. If you’re making any of these five mistakes, your home could continue sitting while neighbors sell.
In November 2025, 20% of Sarasota listings had price reductions one in five sellers started too high. Listing at $650,000 when the market median is $595,000, then cutting $10,000 every 30 days, rarely works.
Why it fails: Most showings happen in the first 30 days. Buyers who saw it overpriced often won’t return after reductions, leaving you to sell for less than if you’d priced it correctly initially.
The fix: Get a comparative market analysis (CMA) from an agent. Look at active competition, pending sales, and closed comps. If you’re not at 93% of your list price within 60 days, you’re chasing the market down.
Buyers care about monthly payments, not just the listing price. A seller firm at $550,000 might lose a buyer to a neighbor’s $535,000 home that offers a $15,000 seller concession to buy down the mortgage rate.
The fix: Instead of only dropping the price, offer rate buydowns or closing cost assistance. Small adjustments can make your home more attractive without drastically lowering your sale price.
Old roofs, aging HVAC systems, and water damage aren’t just cosmetic they can halt a sale. In 2026, insurance companies may refuse coverage on homes with roofs over 15 years old.
The fix: Conduct a pre-listing inspection (usually $400–$600) to identify critical issues. Fix major problems or price the home accordingly. Ensure buyers’ insurance coverage won’t be an obstacle.
With 92% of buyers starting their search online, poor photos are a deal killer. Dark rooms, cluttered counters, or low-quality smartphone shots can turn buyers away before they schedule a showing.
The fix: Hire a professional photographer, stage main living areas, and create virtual tours. Use drone shots for waterfront, golf course, or large-lot properties. Your agent should leverage social media videos to attract buyers beyond listing platforms like Zillow and Realtor.com.
The agent who sold 50 homes in 2001 might not be equipped for today’s market. 70% of agents in 2025 didn’t sell a single home, so choosing the right agent is critical.
The fix: Interview three agents. Ask about average days on market, challenging sales, and marketing plans beyond posting to MLS. If your home isn’t selling, a full relaunch strategy may be necessary, including pricing, staging, concessions, and insurance guidance.
If your home has been on the market too long or is overpriced, don’t just drop the price take a strategic, data-driven approach. I’ve created a free Sarasota Seller Relaunch Protocol guide with tips on pricing, staging, photography, buyer concessions, and insurance pre-qualification.
Reach out for your copy and let’s get your home sold in 2026.
Beyond Realty
2170 Main Street, Suite 103
Sarasota, FL 34237
941-204-0493
Darren Dowling is a Sarasota-based real estate broker-owner specializing in Sarasota and Lakewood Ranch residential real estate, new construction, and relocation.
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