Overpricing Your Home – The Fastest Way to Stay on the Market for a Long, Long, Long Time

If I didn’t tell you the truth about this market, I wouldn’t be doing my job. And the truth is this: if you need to sell, you must price aggressively.

We are in a market where inventory has surged to 3,389 homes, a 1,023-unit increase from last year—the highest level we’ve seen since before the pandemic. At the same time, sales remain 26% below normal levels. This means buyers have choices, and overpriced homes are getting ignored.

If you’re planning to sell in 2025, the pricing strategy you choose today will determine whether you sell quickly or sit on the market for months. Let’s talk about why overpricing is the fastest way to be overlooked in today’s Coachella Valley real estate market.

Why Overpricing Will Keep You Stuck

1. The Competition is Growing—Buyers Can Afford to Be Selective

With inventory up 43% year-over-year in some cities, the days of buyers scrambling to make offers above list price are gone. They now have the luxury of comparing multiple properties, and if your home isn’t priced competitively, it won’t even make their shortlist.

• Palm Springs, Palm Desert, and La Quinta now have some of the highest inventory levels in the valley, meaning more choices for buyers.
• Meanwhile, sales are flat compared to last year, indicating no rush of demand to balance out the inventory surge.

What does this mean? If you’re priced even slightly too high, buyers will move on to the next home.

2. Affordability is at a Breaking Point—Buyers Are Sticking to Their Budgets

Housing affordability is historically low, with mortgage rates keeping many buyers on the sidelines or sticking strictly to their budget.

• Detached homes in Coachella Valley are selling at a 2.6% discount from their original asking price (higher than last year’s 2.2%).
• Attached homes are selling at a 2.9% discount.
• Luxury homes are seeing even larger discounts, with homes over $2 million selling for 4.4% below list price.

This isn’t just a trend—it’s the reality. Buyers are no longer overbidding. Instead, they’re waiting for well-priced homes and negotiating harder than ever. If your home is overpriced, you’ll be left chasing the market down.

3. The Longer You Sit, The Less You’ll Sell For

Time is not your friend in real estate. Homes that don’t sell quickly lose their appeal, and buyers assume something is wrong with them.

• The median days on market (DIM) in the Coachella Valley is now 43 days, up from 41 days last year.
• La Quinta and Coachella have the highest average selling times at 47 days.
• Homes in Palm Springs (39 days) and Bermuda Dunes (34 days) are selling faster, indicating that well-priced homes in these areas still move quickly.

If your home lingers on the market, you’ll end up making price cuts anyway—often for less than if you had priced it correctly from the start.

How to Price Smart & Sell Faster

✔️ Be the Best Deal in Your Price Range

• Buyers are looking for value. If your home is even $10K-$20K over a comparable listing, you’ll lose them.
• With months of supply now at 5.6 months (up from 3.8 months last year), homes aren’t flying off the market. Buyers have options.

✔️ Look at Market Data, Not Wishful Thinking

• Your home’s true value is what a buyer is willing to pay today—not what you “hope” to get.
• I analyze real-time sales trends to position your home at the right price from day one.

✔️ Adjust Quickly If Needed

• If you’re on the market for more than 30 days without strong activity, it’s time to make an adjustment.
• Pricing aggressively from the start is the best way to avoid weeks or months of frustration.

Final Thoughts: If You Need to Sell, Price for Today’s Market

The Coachella Valley market has shifted. Inventory is up, affordability is down, and buyers are only biting on well-priced homes. If you truly want to sell—not just list—you must price to attract buyers, not drive them away.

I know pricing aggressively can feel uncomfortable. But my goal is to help you sell successfully, not to sugarcoat reality. Pricing right from the start leads to faster offers, fewer headaches, and more money in your pocket.

📩 Thinking about selling? Let’s talk strategy. I’ll give you an honest market analysis so you can make the best decision for your home sale. Contact me today.