The Truth About Price Reductions: When (and When Not) to Lower Your Price in Ann Arbor

If your home is on the market in Ann Arbor and you’re not getting any offers, it’s only natural to start considering a price reduction. This is often the first piece of advice sellers receive. But is it the right move for you?

From our experience, a price drop can be a smart, strategic decision—but it can also backfire if done too soon or without a complete understanding of the situation. Before you make any cuts, let’s take a step back, assess what’s really going on, and figure out the best course of action for your goals.

Let’s discuss when a price reduction makes sense—and when it doesn’t.

The First 7–10 Days Are Critical

When your home first hits the Ann Arbor market, that’s when it garners the most attention. It appears in saved searches and attracts the eye of motivated buyers who’ve been keeping an eye out. If you don’t gain traction during this early window, it’s usually a sign that something isn’t quite right.

Sometimes the issue is indeed pricing. But just as often, it’s about presentation or exposure.

If the photos don’t showcase your home’s best features, if staging wasn’t optimized, or if the marketing didn’t reach the right audience—dropping the price won’t address the underlying problem.

That’s why we always take a strategic approach, especially during those first crucial days.

What the Data Is Telling Us

It’s not just us noticing an uptick in price reductions lately.

According to Redfin, 24.3% of listings had at least one price drop in March 2025—a significant increase from the previous year. This rise reflects a more cautious buyer pool. With higher interest rates and tighter budgets, buyers are doing more comparison shopping and taking their time.

But here’s the key takeaway—homes with multiple price cuts tend to sell for less than those that were priced correctly from the start. Price reductions, if made too late or too frequently, send a message: something’s off with this property.

That’s not the impression we want associated with your home. Accurately pricing your home with your real estate agent's professional insights and guidance isn’t just a step; it’s a crucial strategy for a launch that captures the market’s attention, attracts offers, and secures the best price possible.

When a Price Reduction Makes Sense

There are definitely times when adjusting the price is the right call. Here’s when we’d recommend it:

• You’ve had consistent showings, but no offers. This often indicates buyers see the home as a fit—but not at the current price.
• Similar homes nearby have sold—and yours hasn’t. If the comps are clear, buyers are comparing, and we’re out of alignment.
• The original list price was more aspirational than strategic. This can happen, especially if you launched with hopes based on last year’s market highs.

In those situations, a well-calculated price adjustment—paired with a fresh marketing push—can help reignite interest and get your listing back in front of serious buyers.

But…

When You Should Hold the Line

Sometimes, it’s not about the price. And lowering it won’t fix the issue.

Before we recommend any adjustment, we’ll ask:

• Was your home marketed to its full potential? High-quality visuals, compelling listing copy, and targeted exposure make a significant difference. If those elements were lacking, we’ll address them first.
• Were showings easy to book? If buyers couldn’t get in—or had limited availability to view the home—we may not have seen the full demand yet.
• Were early offers dismissed too quickly? I’ve seen sellers turn down strong offers simply because they didn’t match the list price. But the first offer often starts the conversation, not ends it. With the right counter and data-backed negotiation, we can still get you where you want to be.

Lowering the price hastily, without adjusting your approach, can backfire. It's not just the price that matters; it's how buyers perceive the value they’re receiving.

What We Do Instead

Before making any moves, we take a moment to audit everything:

• We review the photography and staging. Are we highlighting your home’s strongest features?
• We look at buyer feedback. What’s coming up in conversations or showing reports?
• We relaunch marketing if needed. If the first round didn’t gain traction, we go again—with fresh eyes and renewed energy.

Sometimes just repositioning the listing—without changing the price—can make all the difference. We’ve had properties sell at full asking after we updated the photos, revised the description, or changed our strategy for promoting the home. It’s not always about the price. It’s about how the home is presented.

The Real Cost of Overcorrecting

If a price drop is made too steeply—or more than once—it can send the wrong signal.

In fact, a 2024 NAR report found that homes with multiple price reductions sold for 6.7% less on average than homes priced appropriately from day one. That means reducing the price repeatedly can lead to a lower final sale price than simply pricing it right (and staying patient) from the start.

So before we touch that list price, we’ll explore all the options. Because reducing the price is usually a permanent decision.

Selling Smart in 2025

In this market, pricing is powerful—but it’s not the only tool we have. The goal isn’t just to sell. It’s to sell with confidence, clarity, and the best possible outcome for your next move.

If you’re feeling uncertain about what to do next—or wondering whether a price drop is the right step—we’d be happy to talk it through.

Let’s take a look at your home, your market, your buyer feedback, and make the decision that makes the most sense for you.

Your home deserves a solid plan—not a panic reaction.