The #1 Regret Las Vegas Sellers Have (And How to Avoid It When Listing Your Home)

Introduction: The Costly Mistake Most Las Vegas Sellers Make

She thought she was ready. The paperwork was signed, the sign was in the yard, and offers would surely follow. But weeks turned into months. And every time the phone rang, she hoped it was a buyer. It wasn’t.

Instead, it was her agent. The conversation always started with the same, sinking words: “We need to talk about lowering your price.” If you sold a home in Las Vegas in 2024 or 2025, this story might feel familiar. The numbers back it up: Sellers who overpriced their homes in the new market climate lost an average of $17,500 compared to those who priced strategically from day one.

The market shifted.  But many sellers missed the signal. The result?  Lingering regrets and money left on the table.

Let’s break down the #1 regret among Las Vegas home sellers and give you a step-by-step plan to avoid it.

The #1 Regret: Pricing Too Aggressively in a Changed Market

What Las Vegas Sellers Are Saying

There’s one mistake that echoes through the Las Vegas real estate market in 2025. Overpricing.
It’s the regret sellers talk about most.

In 2021 and 2022, the Las Vegas market was on fire. Homes sold in days. Bidding wars felt like the new normal. But by 2024, the heat faded. Interest rates rose. Inventory climbed. Suddenly, it was buyers who had the upper hand.

Agents started warning, “The old rules don’t apply.” But old habits die hard. Many sellers clung to yesterday’s headlines, hoping to catch one last bidding war.

Research and agent surveys reveal the cost of this miscalculation: Homes priced above market value in Las Vegas took, on average, 61 days longer to sell. When offers finally came, they were often well below the original list price.

Sellers who waited for the “perfect offer” watched opportunities slip away. Many ultimately accepted less than they could have—if only they’d priced right the first time.

The market is not slowing down, it’s normalizing. Here you can see that the median sales price skyrocketed in 2021. And is balancing itself out with moderate and consistent growth 

Why This Mistake Is So Costly in Las Vegas

The pain of overpricing runs deeper than you might expect.

First, listings that linger lose their shine. Every day on the market, buyers wonder: “What’s wrong with this home?”
Price reductions follow. But each drop signals weakness. Eventually, even interested buyers negotiate harder, sensing leverage.

In Las Vegas, this domino effect has become a trend. A home listed for $25,000 over market often ends up selling for $30,000 less than similar homes that started at a realistic price.

But it’s not just about the sticker price. Every extra month on the market means additional mortgage payments, utilities, HOA fees, and stress. Sellers who rented elsewhere or moved out early paid double. For some, it added up to thousands in holding costs alone.

The biggest lesson?
Las Vegas’s reputation for wild price jumps created unrealistic expectations. In the new market, flexibility and data-driven pricing rule the day.

The Hidden Costs of Other Common Seller Regrets

Misunderstanding Agent Compensation and Services

Something that made headlines in 2024 was confusion over agent compensation.

For years, the public and Las Vegas locals assumed commission rates were standard, set in stone, or even mysterious. Some didn’t know what services were included, or how fees were calculated. Too often, it led to frustration at closing.

But the rules have changed. The 2024 NAR settlement ushered in a new era of transparency.

Now, every buyer should expect specific, written disclosure of how agents are compensated. Every dollar, percentage, or flat fee must be clearly spelled out, in writing, before any agreement is signed or properties shown.

Commissions and fees?
They’re always negotiable and always have been. It’s not just an industry practice, it's required by Nevada and Clark County custom, and by national settlement rules. And offers of buyer agent compensation can’t be advertised on the MLS; they must be negotiated privately. The Brenkus Team never tells an agent what compensation is offered as a seller to make sure you win the negotiation. 

The bottom line: Sellers who took the time to understand (and negotiate) these terms up front avoided regret and sometimes made more when negotiating an offer.

Insufficient Market Preparation

Small details make a big difference.

Some sellers rush to list, skipping the deep clean, paint touch-ups, or simple staging. Others avoid minor repairs, thinking buyers “can look past it.” But in today’s Las Vegas market, presentation isn’t optional, it's essential.

Homes that are clean, decluttered, and show-ready attract more attention, better offers, and often sell faster. Basic investments like fresh paint, landscaping, and professional photos yield returns that are way worth the cost.

Regret? Sellers who skipped prep work often found themselves chasing the market downward, losing both time and money.

Think of every home in this market to be in a beauty contest and a price war. 

Limited Marketing Reach

Selling a Las Vegas home in 2025 means thinking beyond the yard sign.

Some sellers regret not choosing agents who use full-spectrum marketing; professional video, paid online listings, targeted meta ads, and social media outreach. Others realized too late that their property wasn’t reaching as many buyers as it could.

Modern buyers start their search online. If your listing isn’t everywhere buyers are looking, you’re missing out.

A comprehensive marketing plan puts your home in front of more potential buyers—and increases the odds of competitive offers.

Your Action Plan to Avoid These Costly Regrets

Smart Pricing Strategies for Today's Las Vegas Market

Success starts with your price tag.

Begin with a thorough market analysis comparing recent sales, active competition, and key neighborhood trends. Ask your agent for hard data, not hunches.

Tools like price-per-square-foot comparisons, inventory tracking, and buyer activity reports help you find your “pricing sweet spot.” A common approach: Price within 1-2% of current comparable sales, leaving room for negotiation but not for disappointment.

Remember, buyers notice new listings first. Homes priced right from day one get the most attention—and the strongest offers.

Consider this: One local seller listened to her agent, priced her Summerlin home $10,000 below the top end of the range, and sold it in three days and multiple offers to make up the difference.

Ensuring Transparent Agent Relationships

Clarity is power.

Ask your agent to explain, in writing, exactly how they’re compensated. Make sure every fee, commission, or service charge is clearly spelled out—no ambiguous language, no asterisks.

Remember: Every fee is negotiable. Nevada and Clark County practice, along with new NAR rules, guarantee your right to shop and compare.

Before signing, review the full agreement. Ask what’s included. Ask about marketing, open houses, negotiation strategy, and post-offer support.

Insist on clarity. It protects both you and your agent.

Before you list your home, get a quote from The Brenkus Team at no cost to you.  

Moving Forward: Your Las Vegas Home Sale Success Strategy

The Pre-Listing Checklist

Preparation is everything.

Start with a market analysis: have your Realtor walk the home. Ask how similar home sell in your Las Vegas neighborhood right now. Next, walk through your home with fresh eyes or ask your agent for an honest assessment.

Tackle strategic improvements.  Address curb appeal, fix obvious issues, and consider simple staging. Professional photos are a must.

Assemble your team.
Look for experienced, outcome-focused professionals who understand both the local market and the latest NAR and Fair Housing requirements.

Set your price based on data, not emotion.
Your goal: List at a number that attracts buyers without leaving money behind. We find our sellers who get offers are priced low and firm instead of optimistic with wiggle room. 

Red Flags to Avoid

Stay sharp.
Here are some signals it’s time to pause and reassess:

• Vague agent conversations about compensation or services
  
  

• “Standard” or “average” commission language (ask for specifics)
  
  

• Emotional pricing that ignores comparable data
  
  

• Skipping market prep or professional marketing
  
  

• Any marketing language that hints at preferred buyer types
  
  

If you spot any of these, don’t rush forward. A quick review now can save you regret later.

Conclusion: Turn Market Knowledge Into Selling Success

Regret isn’t inevitable. The #1 reason Las Vegas sellers look back with frustration is clear: Pricing too aggressively in a market that changed.

But that’s not the whole story.
Today’s sellers have tools their predecessors never did:
Data.
Transparency.
Compliance.
Professional support.

The difference between regret and success?
Preparation.
Clarity.
A willingness to adapt.

One seller learned this the hard way, watching months slip by and price drops pile up.
Another, who listened to the market, prepared their home, and embraced transparency, celebrated a quick, profitable sale.

Which will you choose?