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đĄ From Stale to Sold: How to Sell the Stagnant Listing!
The object is to be the listing agent at the time it sells.
Presented by:

Good morning, agents. âď¸ Got a listing that just wonât move? Youâre not alone. In todayâs podcast, weâre breaking down exactly how to take that stagnant listing from stale to soldâfast. From pricing tweaks to marketing refreshes, weâll show you what works, what doesnât, and how to get results without burning bridges.
Letâs turn that âno interestâ into a done deal. đĄ
Letâs get started! đ
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đ¨ The 3 Problems Killing Real Estate Careers in 2025 â Hereâs How to Fix Them NOW
Feeling like 2025 is harder than any year before? You're rightâand you're not alone.
This year is proving to be one of the most challenging markets in real estate history.
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But there is a fix.
Join Tim & Julie Harris for this weekâs Exclusive Mastermind Webinarâwhere they reveal how top agents are solving the 3 career-killing problems in todayâs market:
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P.S. Love the podcast? You havenât seen anything yet.
These mastermind sessions go deeper, faster, and are built to get you unstuckâfast.
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PRESENTED BY GENEVA
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Next time you're in Geneva, go beyond the scenic lake and charming Old Townâdive into the future at CERNâs Science Gateway.
FROM STALE TO SOLD: HOW TO SELL THE STAGNANT LISTING!
This podcast was a special request from a listener in Deerfield Beach, FL, and a frequent question we help agents with in Premier Coaching.
Secret: There is no magical marketing plan, idea, campaign, or video that will get an overpriced, tough-to-sell listing sold! Stop looking for a miracle and sharpen your skills. The object is to be the listing agent at the time it sells.
1. Do a new CMA.
You now know the house better after several showings, and youâve had feedback. Since youâve been listed, there have been new closings, new pending sales, and new active listings to compete with. Pretend itâs a new listing. Where would you price it TODAY?
Consider the following:
Absorption rate
Days on Market
List-to-sell price ratio
The number of homes youâre competing against
2. Review the sellerâs motivation.
Why are they moving? Are they a have-to-move seller or just a want-to-move seller? Where are they going when it sells? Have they already moved out? Remember, their motivation may have changed since you first listed the home.
Note to self: This could be the issue if theyâre buying with you and donât have a good feel for where theyâll be moving. Why would they give you a better price if they donât know where theyâd move to?
Solution: Take them out for a long afternoon or even a full day to see what their options are. They need to fall in love with whatâs next to let go of whatâs current.
Secret: Sometimes, new construction is the answer. Be sure you know whatâs being built where and at what price points. Learn the builder incentives. This may require you to go out for a day and investigate the options.
3. Is keeping the home an option for your seller?
Might they lease it? Always say YES to leasing it. You also may advertise it for lease and sale simultaneously and decide what to do based on what happens first.
Secret: Once you discuss the reality of being landlords, the amount it will probably lease for, and their net income, they may change their mind about leasing it. If you haven't already, know how to research lease pricing.
4. Set up the âReality Tour.â
Do your research first to know what you will show and how it impacts the subject property. Then, take your seller(s) out on a showing trip where youâll see what theyâre competing against and whatâs currently pending. Donât over-coach them. Show the properties and ask what their thoughts are.
5. Discuss the âtake it off and try again laterâ plan.
Explain that âtaking it off and trying again next quarter/year/seasonâ isnât always the best plan.
When do they have the most competition? Usually Spring.
Many tough-to-sell listings will sell in the fourth or first quarter when thereâs less competition.
Relocating executives usually move during these quarters.
REAL ESTATE LEADS, LEADS and more LEADS: Question: What is Tim and Julie Harrisâs favorite PROBATE LEAD PROVIDER? Simple, ALL THE LEADS
6. Ask if they plan to re-list with someone new.
What is the first thing a new agent will ask them to do?
They will ask for a new price, of course!
Why lose valuable marketing time with re-staging, new photos, videos, and media when you can do this for them now?
7. Use the NAR price reduction script.
âAccording to NAR, if after two weeks or ten showings, you donât have a workable offer... you are missing the market regarding price. Itâs time to reposition the property to reflect the expectations of buyers looking more accurately.â
8. When you get your price adjustment:
Get an extension to your listing agreement at the same time.
Itâs easier to sign all of those documents at once rather than having to have a second tough conversation!
9. Correct all negative feedback!
You may need to assist your homeowner in actually getting this done.
Find service providers who agree to be paid out of proceeds at closing if the seller canât afford repairs.
Otherwise, the price should be reduced to reflect the condition.
This reduction is usually lower than you think.
10. Share your new marketing plan.
Once the price has been improved and the listing extended, show your seller whatâs new. They absolutely will expect this from you.
Consider adding the following to your plan:
Call all previous showing agents and alert them of the improved price and any items in good condition.
Announce the price improvement via your MLS digital flyer system.
Host new open house(s) â consider holiday open houses, charity open houses, etc.
Post new social media content, including virtual tours.
Upgrade staging and decluttering.
Update pictures, especially if the last ones were seasonal.
Send a new video to your database and to previous showing agents.
Use your color home brochures in the brochure box by your for-sale sign.
Secret: Be sure to tell the seller everything youâre doing for them as you do it. Donât assume they believe youâre following your plan. You have to show them what youâre doing.
Regarding LEASE Listings: Consider adding some signing perks: one month free (at the end of the lease), pay the utilities for 6 months, waive the deposit for good credit, etc. Look at what your competition is offering and meet or beat it!
Want expert guidance and more confidence in your pricing conversations? Join us at PremierCoaching.com and become the listing agent everyone trusts.
Ready to become an EXPIRED Listing Agent? As promised, here is the discount link for the EXPIRED LISTING LEADS: REDX
Final Note to Self:
Never let a hard-to-sell listing (or a batch of them) ruin your listing mindset.
Itâs your job to be good at everything discussed above â including pricing and setting your sellerâs expectations.
TAKE ACTION TODAY
Join our Premier Coaching for free, and get daily coaching sessions, expert scripts, and the strategies you need to tackle prospecting head-on. Sign up at https://premiercoaching.com.
And if youâre ready to take that next big step, consider joining the EXP Realty team. Visit https://whylibertas.com/harris or text Tim directly at 512-758-0206.
AND THAT'S A WRAP!
Thanks for the support,
âTim & Julie Harris
Harris Real Estate Daily
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