Selling a home in Austin requires more than just putting a sign in the yard and hoping for the best. The difference between a smooth, profitable sale and a frustrating, drawn out process often comes down to avoiding a few common but costly mistakes. At Shipman Partners, we have seen these pitfalls trip up sellers across the Austin metro area, from Round Rock to Lakeway. Here is what to watch out for and how we help you navigate each one.
1. Do not choose your listing agent only because they promise the highest price
An inflated list price that the data does not support is a classic sign of an agent trying to “buy the listing.” You get flattered at the kitchen table, then pushed into price reductions after weeks of weak showings and feedback that the home is overpriced. At Shipman Partners, we anchor your price to real MLS sold comps and current Austin micro trends, and we show you the data in writing before you sign anything.
2. Do not ignore local Austin market data when setting your price
National headlines are noisy and often lag what is actually happening in Austin. What matters is supply, demand, and pricing in your specific neighborhood, school district, and price band. We look at months of inventory, list to sale ratios, and median days on market for homes like yours, then build a pricing strategy that fits your timing and risk tolerance rather than a one size fits all headline.
3. Do not list before your home is truly photo ready
Rushing to market with dark photos, cluttered rooms, or obvious deferred maintenance can cost you showings in the first and most important week on the market. Buyers swipe past quickly and rarely circle back. We walk your home with a prep checklist, prioritize high return fixes, and only schedule professional photography once the home is ready to shine on every screen.
4. Do not cut corners on professional photos, video, and online presentation
Most Austin buyers first “visit” your home on a phone screen. Low quality photos, missing room shots, or no floor plan signal that the home may not be worth a visit. Professional quality media is one of the highest ROI investments you can make.
At Shipman Partners, Allen handles all listing photography personally using professional grade equipment and nearly four decades of photography experience. This means every listing gets consistent, high quality images edited in Adobe Lightroom and Photoshop, not outsourced to a third party photographer who may have shot ten other homes that day. We also create video walkthroughs for TikTok, YouTube Shorts, and Instagram to reach buyers where they spend their time scrolling.
Just as important, because your broker is behind the camera for every listing, Allen spends at least an hour in your home before it goes live on the MLS. That hands on time means he knows your property inside and out, can speak to its best features with buyers and agents, and can answer questions with real knowledge, not guesswork. Many brokers never step foot in their listings. We make sure yours gets the attention and expertise it deserves from day one.
5. Do not make showings difficult or unsafe
Tight showing windows, requiring 24 hour notice for every visit, or leaving pets loose in the home all reduce buyer traffic. On the flip side, leaving valuables out or ignoring basic safety can create real risk. We help you set a showing plan that balances your daily life, safety, and maximum access, with lockbox systems, clear instructions, and a plan for pets and valuables.
6. Do not ignore buyer feedback or days on market signals
If you are getting plenty of showings but no offers, or very few showings at all, the market is sending a message. The mistake is to blame only “the wrong buyers” and do nothing. We watch feedback, showing counts, and online activity weekly. If the data says price, condition, or presentation are off, we will bring options to you quickly so you can adjust before the listing goes stale.
7. Do not focus only on price and ignore terms when offers come in
The highest price on paper is not always the best deal. Financing type, appraisal language, inspection expectations, closing date, lease back options, and contingency structure all affect your net and your stress level. As a boutique brokerage led by a Certified Negotiation Expert, we put every offer side by side on a comparison sheet and talk through risk, timelines, and your Plan B before you choose a path.
8. Do not guess about compensation or the new NAR rules
With the 2024 NAR settlement changes, you can no longer advertise offers of compensation in the MLS fields, and buyers now typically sign written agreements with their agents that spell out how those agents are paid. The mistake is to assume you must either pay “the old way” or refuse to contribute at all without a strategy. We walk you through your options, model net sheets for each scenario, and help you choose a compensation approach that attracts qualified buyers while protecting your bottom line.
9. Do not hide issues or get casual about Texas disclosures
Trying to “sell past” known defects or skipping items on the Seller’s Disclosure Notice can create serious legal and financial problems later. Texas sellers are required to disclose known material defects and many specific property details on the Texas Seller’s Disclosure Notice. We help you complete the forms accurately, talk through what should be disclosed, and, when needed, bring in pre listing inspections or repair receipts so buyers see that issues have been addressed, not hidden.
10. Do not try to wing the move out and your next purchase
Selling your Austin home usually ties directly into your next move, whether that is a local purchase, a move to another city, or a rental while you regroup. The mistake is to treat the sale as isolated and then scramble later. We start with your “next step” in mind, coordinate timing with your lender and any purchase you plan to make, and structure your listing, closing date, and possible rent back so you are not stuck between homes or rushed into a bad next purchase.