Real stories, real consequences, and the strategies that protect your equity in Bryan–College Station.
Selling a home is something most people only do a few times in a lifetime. In a specialized market like Bryan–College Station—where buyer expectations shift as quickly as the Texas weather—even a small misstep can cost you thousands.
I’ve walked into living rooms all over Brazos County, from the established streets of Southwood Valley to the new builds in Castlegate. I’ve seen the heartbreak that happens when good people make preventable mistakes. Some sellers leave money on the table; others sabotage their own sale without even realizing it.
My goal is simple: To help you avoid these pitfalls before they cost you time, money, or your sanity.
1. Overpricing: The “Fastest Way to Lose Money”
This is the #1 mistake in Brazos County. Many sellers think, “We can always come down,” or “Let’s leave room to negotiate.”
The Truth: Overpricing doesn’t invite negotiation; it repels buyers. In 2026, buyers are savvy. If your home feels overpriced compared to the neighbors, showings will drop, urgency will vanish, and your listing will go “stale.” Once a home sits too long, buyers assume something is wrong, and you’ll likely end up selling for less than if you had priced it right from day one.
2. Neglecting the “First Showing” (Online Presentation)
In today’s market, your first showing happens on a smartphone screen. If the photography is dark, the angles are awkward, or the home looks cluttered, buyers will swipe left and never look back.
I’ve seen $600k homes ruined by cell phone photos. That is why I provide:
- Professional photography and drone footage.
- 3D virtual tours and floorplans.
- Premium digital marketing packages. Buyers don’t fall in love with what they can’t see.
3. Emotional Attachment vs. Market Strategy
Buyers won’t pay for your sentiment. They pay for condition, location, and updates. It’s hard to hear, but a buyer doesn’t care that you spent $20,000 on a custom deck if the roof is leaking. One of my most important roles is protecting you from emotional decisions that could sabotage a strong sale.
4. Hiring an Agent Based on “The Highest Number”
Some agents “buy the listing” by promising an inflated sale price just to get your signature. Then come the weekly “price drop” phone calls and excuses.
The Fix: Choose an agent who backs their price with data, has a proven digital marketing system, and actually answers their phone. Skill beats “promises” every time.
5. Ignoring Small Repairs
In 2026, we aren’t in a “frenzy” anymore. Buyers notice everything. A few hundred dollars spent on professional cleaning, fresh mulch, and fixing squeaky doors can yield a return of $10,000 to $25,000 in your final sale price. Preparation isn’t an expense—it’s an investment.
The “Quick List” of Other Common Pitfalls
- Being Unprepared for Inspections: 90% of inspection reports are normal. Don’t let a long list of minor items blow up your deal.
- Poor Timing: BCS has unique rhythms tied to Texas A&M hiring and school cycles. Listing at the wrong time can cost you traffic.
- Choosing the “Wrong” Offer: The highest price isn’t always the best. A cash offer or a fully underwritten VA loan is often “stronger” than a higher-priced offer with shaky financing.
- Trying to Sell “As-Is” Without a Plan: “As-is” doesn’t mean “ignore everything.” It still requires strategic pricing and proper disclosure to be successful.
Final Thoughts: Selling is a Strategy
You deserve a plan that protects you. Selling in 2026 is a massive opportunity if you move with clarity and confidence. My job is to shield you from risk, maximize your proceeds, and make the process as stress-free as possible.
Thinking of selling—even if you’re a few months out? Let’s chat. I’ll help you build the smartest plan for your specific neighborhood and financial goals.