The Most Common Seller Regrets (And How to Avoid Them)
After years of helping homeowners sell across Kitchener, Waterloo, and the Waterloo Region, I’ve noticed something interesting.
Most sellers don’t regret selling.
They regret how they sold.
The good news? Almost all of these regrets are avoidable — especially when you know what to watch for before your home hits the market.
Let’s talk about the big ones.
Regret #1: Pricing Emotionally Instead of Strategically
This is the most common one by far.
Sellers often think:
“We need to get at least this much.”
“Our neighbour sold for more.”
“Let’s try high and see what happens.”
“I need this much to move to the home I want”
The problem? The market responds quickly — and not always kindly — to overpriced homes.
How to avoid it:
Price based on:
current comparable sales
active competition
buyer behaviour right now, not six months ago
Strong pricing creates momentum. Overpricing creates hesitation.
Regret #2: Over-Renovating Before Listing
This one hurts — especially when the return doesn’t match the effort.
Sellers often:
spend money on upgrades buyers don’t value
choose finishes that are too personal
delay listing for projects that weren’t necessary
How to avoid it:
Focus on:
repairs over renovations
cleanliness over upgrades
neutral improvements over trendy ones
Most buyers want potential — not perfection.
Regret #3: Waiting Too Long to List
“I wish we had listed earlier” is something I hear a lot.
Sometimes sellers wait because:
they’re hoping for the market to shift
they’re unsure about timing
life gets busy
Unfortunately, waiting can mean:
more competition
missed buyer windows
less negotiating power
How to avoid it:
Have a strategy conversation early — even if selling is months away. Information removes uncertainty.
Regret #4: Ignoring First Feedback
Early showings are incredibly telling.
When multiple buyers say the same thing — price, layout, condition — it’s worth listening.
How to avoid it:
Treat feedback as data, not criticism. Adjust early if needed. The first few weeks matter most.
Regret #5: Underestimating the Emotional Side
Selling a home is emotional — even when you’re excited.
Sellers are often surprised by:
how personal feedback feels
how stressful waiting can be
how hard it is to detach
How to avoid it:
Prepare emotionally, not just practically. Knowing what’s normal helps reduce stress.
The Big Pattern Behind Most Seller Regrets
Almost every regret comes back to one thing:
Not having a clear plan early enough.
Sellers who:
understand the market
price strategically
prepare intentionally
tend to look back and say, “That went better than I expected.”
The Takeaway
You don’t need to be perfect to sell well — you just need good information and thoughtful guidance.
If selling is on your horizon this year in Kitchener, Waterloo, or the surrounding region, a seller consultation early on can help you avoid the most common regrets before they even have a chance to happen.