Outdated Home Selling Myths That Cost Richmond Area Sellers in 2025

Thinking about selling your home in the Greater Richmond area?

You’ve probably heard a lot of information about the real estate market lately. From friends, neighbors, online articles… your Great Uncle Bob.
But here’s the truth:
Some of that advice is outdated. And in 2025? It’s costing sellers REAL money.

This post isn’t about fear — it’s about clarity. Because selling your home is a big deal, and your strategy shouldn’t be based on vague market buzzwords or what worked in 2021.

Let’s cut through the noise and nonsense. These are the real estate myths I’m not falling for in 2025. And neither should you!

1. “It’s still a seller’s market.”

Not quite.

Today’s market across the greater Richmond region is stabilizing. Buyers are more cautious, more informed, and way more selective.
Homes aren't guaranteed to fly off the market in a weekend anymore — pricing and presentation matter more than ever.

2. “List high so you can negotiate down.”

This is called "aspirational pricing". And it works!... When you are selling your car on marketplace. Not when selling your home.

Overpricing leads to:

• Stale listings

• Lowball offers (or NO offers)

• Loss of leverage when negotiating additional terms

Most buyers won't even schedule a showing if the price feels off. Instead of attracting offers, you’re telling potential buyers that you aren't operating grounded in fact & reality. If you DO receive an offer, you are unlikely to reap the benefits of a competitively priced home. Like waived or amended inspection terms, appraisal-gap coverage and more.

3. “Custom updates = more value.”

Not always. Unique, high end updates can add character and help your home stand out. But they do not always add monetary value.

Upgrades that feel too personalized and don't appeal to the masses can narrow your buyer pool — especially in markets like Midlothian, Henrico, and RVA where buyers are often comparing multiple options.

If you're updating to sell, keep it neutral and broad-appealing — not custom for your taste. When in doubt, contact me or your trusted real estate agent FIRST. Let us help guide you for to maximize your ROI!

4. “The appraised value is what matters.”

Appraisals are a tool, not a verdict.

What your home appraises for doesn’t always match what buyers are willing to pay.

Appraisals are a math equation. Market value is emotional. It’s influenced by timing, demand, presentation, and even what’s happening in your zip code that week.

5. “Buyers can look past decor and clutter.”

They can’t — and they won’t. Let me say it again. They CANNOT and they WILL NOT. 

First impressions matter. If your home looks outdated, cluttered, or overly personalized, buyers will mentally subtract value — or skip it altogether.

In competitive areas, where buyers have options, presentation is power.

💡 So What Should You Do Instead?

Whether you’re selling in 2 months or 2 years, your strategy should reflect what works in this market, not what used to work. 

And honestly? You don’t need to figure it out alone! 

📩 Let’s talk.
I’ll walk you through what’s happening in your neighborhood and help you build a smart, low-stress strategy to move forward — even if you're just gathering info right now.

👉 E-mail me with questions: Jacquelyn@realhomesrva.com
👉 Follow me for more helpful information Instagram @jacquelyn.rvagent

I have time for you.

—
Jacquelyn Waters, REALTOR 
F4 Realty | REAL Broker
Helping sellers across RVA, Henrico, Midlothian, Powhatan & beyond make smarter moves in 2025