10 Common Home Selling Mistakes to Avoid

by Akash Sharma

Selling your home in Ottawa can be challenging, especially in a balanced market with 5.4 months of inventory and over 3,300 active listings. Mistakes like incorrect pricing, skipping repairs, or poor marketing can cost you time and money. Here’s a quick overview of the 10 key mistakes to avoid:

Wrong Pricing: Overpricing leads to longer market times; underpricing may leave money on the table.
Skipping Repairs: Unaddressed issues can lower your sale price by 10–20%.
Poor Staging: Proper staging helps homes sell 73% faster and for 1–5% more.
Staying During Showings: Buyers feel uncomfortable, reducing offers by up to 7%.
Limited Viewing Hours: Flexible schedules attract 21% more buyers.
Unrealistic Timelines: Most homes take 30–60 days to sell; proper preparation is key.
Emotional Decisions: Sentimental attachment can lead to costly mistakes.
Poor Cleanliness: A spotless home leaves a better impression and attracts more offers.
Ignoring Market Trends: Stay updated on local trends like rising condo prices (+4.5%) or falling townhouse values (-3.9%).
Weak Marketing: High-quality photos, virtual tours, and social media are essential to stand out.

Quick Tip

Focus on accurate pricing, essential repairs, professional staging, and a strong marketing plan to sell faster and for a better price. Avoid emotional decisions and stay flexible with viewing schedules to attract more buyers.

Read on for detailed strategies to avoid these mistakes and succeed in Ottawa’s 2025 real estate market.

8 Common Mistakes When Selling a House

1. Setting the Wrong Price

Pricing your home incorrectly can slow down sales and reduce profits. Homes priced within 5% of their market value typically sold in just 14 days, while overpriced properties sat on the market for an average of 47 days^[1]^[9]. In Ottawa, homes listed 10% above market value in 2024 ended up selling for 2% below their fair price^[1]^[5]. On the other hand, underpricing led to faster sales - 22% quicker - but only 3% of these homes sold above their asking price^[1]^[9].

When pricing your Ottawa home, keep these market-specific factors in mind:

Market Factor	Impact on Pricing
Location Premium	Homes within 1km of LRT stations sell for 10% more^[9]
Property Type	Condos: +4.5% YOY Townhouses: -3.9% YOY
Seasonal Timing	Spring listings sell for 7% more than winter ones^[9]

Accurate pricing requires a solid understanding of the market. A Comparative Market Analysis (CMA) from a local real estate agent can help you consider recent sales, inventory levels, and neighborhood trends. Staying updated on market conditions also allows you to adjust your pricing strategy when necessary.

"In early 2025, Ottawa's market showed signs of balancing with 5.4 months of inventory. Sellers who quickly adapted by adjusting their prices to within 3% of fair market value saw their homes sell 28% faster than those who maintained higher prices" ^[5].

Ottawa’s neighborhoods vary significantly in pricing trends. For example, Kanata saw a 5% price increase in 2024, while Centretown experienced a 2% drop^[9]. This shows why basing your price on hyper-local data, rather than citywide averages, is essential. Once your pricing is spot on, the next step is to focus on key repairs to make your home even more appealing.

2. Skipping Needed Repairs

Overlooking essential repairs can seriously hurt your home's appeal and selling price in Ottawa. Keeping your home in good condition is key to attracting buyers and setting the right price. Studies show that ignoring maintenance can lower your sale price by 10–20%. For a $500,000 home, that’s a potential loss of $50,000 to $100,000^[1]^[9].

For example, homes with unresolved foundation issues saw 50% fewer viewings compared to similar properties. Similarly, properties with outdated electrical systems were on the market 45 days longer than average^[4]^[5].

Focus on repairs that matter most. Start with safety and structural fixes, then move on to systems and cosmetic updates. Timing also plays a role - address drainage issues before spring or improve insulation before winter to appeal to buyers during those seasons^[4]^[5].

Homes with a record of regular maintenance sell 5–7% faster and for 2–3% higher prices^[4]^[9]. Keep detailed records, including receipts, warranties, and before-and-after photos, to support your asking price and reassure buyers. Many buyers overestimate repair costs by 20–30%, so showing proof of completed work can stop them from negotiating for unnecessary discounts^[1]^[4].

Energy-efficient upgrades are becoming a must-have in Ottawa. Features like high-efficiency furnaces, better insulation, and modern windows not only attract eco-conscious buyers but also help homes sell 10–15 days faster^[1]^[9].

Consider a pre-listing inspection to uncover and fix issues before negotiations begin. With the spring market around the corner, focus on exterior repairs and curb appeal - 63% of buyers are more likely to visit homes they first saw online^[1].

Once repairs are complete, take the next step by staging your home to maximize its appeal.

3. Bad Home Staging

In Ottawa, poor home staging can hurt a property's appeal and slow down its sale. On the flip side, well-staged homes often sell 73% faster than those that aren't staged, and professional staging can boost sale prices by 1% to 5%^[4]^[1].

Here's a real-world example: In 2022, an Ottawa REALTOR® in Kanata listed a home at $599,000. It sat on the market for 45 days without any offers due to poor staging. After investing $2,500 in professional staging, the home sold in just one week for $615,000 - a 2.7% increase over the original asking price^[4]. This shows that even a modest staging investment can significantly impact both sale speed and price.

Key Staging Tips for High-Impact Areas

Focus on areas that leave the strongest impression, like the living room, kitchen, and master bedroom^[1]^[4]. Overcrowded spaces with too much furniture can make rooms feel smaller and turn buyers away.

For empty properties, virtual staging is a budget-friendly option. Listings with virtual staging get 30% more views and spend 20% less time on the market compared to non-staged ones^[10]. Just make sure to disclose when images have been virtually staged.

Adapting staging to the season also matters. In winter, use warm lighting to create a cozy feel; during spring and summer, highlight outdoor spaces and maximize natural light^[4]^[9].

Room	Staging Priority	Key Focus Areas
Living Room	High	Spacious layout; modern furniture arrangement
Kitchen	High	Clear counters; updated hardware; organized storage
Master Bedroom	High	Neutral bedding; minimal personal items
Bathrooms	Medium	Clean fixtures; fresh towels; minimal personalization
Entryway	Medium	Bright lighting; clutter-free surfaces

Common Staging Mistakes to Avoid

Professional stagers emphasize that 83% of buyers' agents believe staging helps clients visualize the home as their own^[6]. Avoid bold color schemes or overly personal decorations, as these can distract buyers from the property's features.

For sellers on a budget, start with the basics: declutter and deep clean. These steps cost nothing but time and can dramatically improve the home's appeal^[1]^[8]. Affordable updates like rearranging furniture and applying a fresh coat of neutral paint can also make a big difference^[4].

Lastly, don't forget curb appeal. Simple landscaping and a tidy exterior help create a strong first impression^[1]^[9].

4. Staying Home During Viewings

Being present during viewings can hurt your chances of selling your home. According to the National Association of Realtors, 63% of buyers are less likely to make an offer if the seller is present during a showing^[1].

How Buyers Are Affected

When sellers stay home, buyers feel restricted. They may hesitate to discuss potential renovations, imagine how they’d use the space, or ask questions openly. Research by the Real Estate Staging Association shows that homes where buyers could explore freely sold 73% faster than those where sellers lingered during viewings^[2].

Financial Upsides of Staying Away

Area of Impact	Improvement
Sale Timeline	15% faster sales
Sale Price	5–7% higher
Second Viewings	25% more likely
Offer Speed	30% faster

These figures make it clear: stepping out during viewings can directly improve your sale outcome.

Simple Ways to Stay Out During Viewings

Here are a few easy ways to step away while your home is being shown:

Work from a nearby café or library
Schedule errands or personal appointments
Take your pets for a walk
Use the time for some shopping

For added peace of mind, consider using security cameras and informing buyers about them in advance. A study found 67% of buyers feel comfortable when they know cameras are present^[8].

Avoid Common Pitfalls

If you stay home, you risk weakening your negotiating position. Casual comments or appearing overly involved can turn buyers off. Instead, trust your real estate agent to handle the process. If you absolutely must stay, stick to one area of the house and avoid interacting with buyers^[4].

Before showings, take a few steps to make your home as inviting as possible:

Adjust lighting and temperature for comfort
Clean thoroughly and secure valuables
Leave relevant property details in plain view

5. Limited Viewing Hours

Once your home is ready to impress potential buyers, it's time to focus on your viewing schedule. A restricted schedule can limit buyer interest, while a more flexible approach can significantly speed up the sale process. Studies reveal that homes with flexible viewing hours sell 21% faster and often attract more offers, sometimes boosting sale prices by up to 5% ^[1]^[6].

Prime Time for Showings

According to data from the Ottawa Real Estate Board, homes shown during peak hours receive 45% more viewings ^[4]. The best times? Weekday evenings from 5–8 PM and weekend afternoons between 1–5 PM. For example, Ottawa realtor Jason Polonski shared a case where a seller expanded their showing hours and saw a 40% jump in viewings, ultimately selling for 5% above the asking price ^[4]. Adjusting these hours to match seasonal trends can make your home even more appealing.

Adapting to the Seasons

Ottawa's changing seasons offer a unique opportunity to tweak your viewing schedule. Homes with seasonally adjusted hours sell 18% faster than those sticking to a rigid schedule ^[8]. In summer, extend evening viewings to take advantage of longer daylight hours. In winter, prioritize daytime showings. Spring and fall are ideal for weekend open houses.

Leveraging Technology

Modern tools can make scheduling easier and improve the overall experience. Properties in Ottawa using virtual tours and smart home systems report a 15% increase in in-person viewing requests and a 10% reduction in non-serious inquiries ^[12]. Tools like smart locks and automated scheduling systems not only enhance convenience but also ensure your home stays secure.

Striking the Right Balance

While availability is key, overextending yourself can lead to burnout. Set boundaries by requiring at least two hours' notice for viewings, scheduling open houses in advance, and using automated booking tools. Research shows homes offering a minimum of 20 hours of viewing time per week receive 30% more inquiries compared to those with stricter schedules ^[3].

Up next: fine-tuning your negotiation strategies to close the deal successfully.

6. Wrong Timeline Expectations

Unrealistic expectations about how long it takes to sell a home in Ottawa can hurt sellers. Recent data shows that homes are staying on the market longer than in previous years ^[11], marking a shift from the faster sales seen in the past.

In Ottawa, most home sales take between 30 and 60 days ^[9]. Curtis Fillier, president of the Ottawa Real Estate Board, explains that this slower pace creates more balanced negotiations for both buyers and sellers ^[11]. However, these timelines can vary depending on seasonal trends.

Seasonal Effects on Sale Duration

The time it takes to sell a home in Ottawa often depends on the season. Spring tends to be the busiest time of year, with homes selling faster due to higher buyer activity. In contrast, winter usually sees slower sales and longer market times. Summer and fall typically land somewhere in between, with moderate levels of buyer interest.

Pre-Listing Preparation

Many sellers underestimate the time needed to prepare a home before listing it. A proper timeline should include tasks like making repairs, staging the home, organizing necessary documents, and analyzing the market to set a competitive price. These steps are crucial, especially as market conditions continue to evolve.

Market Trends Impacting Timelines

A 9% increase in new listings compared to last year ^[11] means buyers now have more options, which can extend the time it takes to sell. Additionally, the average sale price in Ottawa - $631,922 - has dropped by 3% from the previous year ^[11]. This highlights the importance of setting realistic pricing expectations.

The Role of Professional Guidance

Accurate pricing and effective staging are essential, but aligning your timeline with market realities is just as critical. Experienced real estate professionals can provide local expertise and recent sales data to help you create a realistic and effective timeline for your sale.

7. Making Emotional Choices

Managing emotions during the sale process is just as important as setting the right price or addressing repairs. Emotional attachment can cloud judgment and lead to costly mistakes. For instance, 36% of sellers admit to crying at least once during the sale, and 40% report feeling stressed ^[11].

A telling example from 2022 involves a Royal LePage agent whose clients turned down a $725K offer on their family home due to sentimental reasons. Six months later, after spending $15K on additional costs, the property sold for $690K - a $50K loss ^[4].

Detaching emotionally is just as critical as pricing accurately and staging effectively.

Common Emotional Pitfalls

Emotional Pitfall	Impact	Solution
Overpricing	Extends time on the market	Use a detailed market analysis
Rejecting Fair Offers	20% regret turning down offers	Set a clear minimum price
Resistance to Staging	Can lower the final sale price	Work with staging experts

Professional Distance

Professional staging has been shown to increase offers by about 7% ^[1]^[7]. By creating emotional distance, sellers can approach the transaction as a business decision rather than a personal one.

Practical Strategies

Get a pre-listing inspection: This helps identify and address issues early.
Declutter ahead of time: A clean, organized space is more appealing.
Rely on market data: Let facts guide your decisions, not personal feelings.

Think of your property as an asset rather than a memory. Staying objective during negotiations can lead to better outcomes.

The Role of Professional Guidance

Working with a real estate agent can make a significant difference. Homes sold with an agent typically earn $60,000–$90,000 more than those sold by owners ^[6]. This aligns well with the objective strategies outlined above.

With 95% of buyers now starting their search online ^[13], creating a neutral, welcoming environment is key. This allows potential buyers to picture their own lives in the space, increasing the likelihood of a successful sale.

8. Poor Property Cleanliness

Cleanliness plays a big role in shaping buyer impressions and even the final sale price. The National Association of Realtors highlights that a clean home strongly affects how potential buyers perceive its overall upkeep and condition.

Key Areas to Focus On

Certain spots in your home have a bigger impact on buyers than others. Here’s where to prioritize your cleaning efforts:

Area	Why It Matters	What to Clean
Kitchen	Creates first impressions	Appliances, countertops, cabinets
Bathrooms	Can make or break a deal	Grout, fixtures, mirrors
Entryway	Sets the tone for the visit	Floors, walls, lighting fixtures

Why Professional Cleaning Helps

Hiring professional cleaners can tackle areas you might miss, like ceiling fans, window tracks, baseboards, carpets, and air vents. These often-overlooked spots can make a big difference in how polished your home looks.

Keeping It Clean for Showings

If your home is getting frequent viewings, keeping it spotless can feel like a full-time job. Stick to a simple daily routine: wipe down surfaces, vacuum high-traffic areas, clean mirrors and windows, dust regularly, and take care of any scuffs or marks as soon as they appear.

Don’t Forget Special Features

Polish hardwood floors and keep windows crystal clear to let in as much natural light as possible. These small details can leave a lasting impression on buyers and even influence their offers.

A clean home not only attracts more buyers but also shows that the property has been well-maintained. When paired with proper repairs and staging, consistent cleanliness ensures your home is always ready to impress.

9. Missing Market Changes

To sell successfully in Ottawa, it's crucial to stay informed about market trends. As of January 2025, property prices are shifting: single-family homes are up by 2.3%, apartments have risen 4.5%, while townhouses have dropped 3.9% in value.

Understanding Current Market Dynamics

Several factors are shaping Ottawa's real estate landscape:

Market Indicator	Current Trend (Jan 2025)	Impact on Selling Strategy
Single-Family Homes	+2.3% price increase	Allows for competitive pricing
Apartments	+4.5% price increase	Sellers are in a strong position
Townhouses	-3.9% price decrease	Pricing adjustments may be necessary
First-Time Buyers	Active in $400K–$600K range	Focus marketing efforts on this group

These trends highlight the importance of refining your selling approach based on the type of property.

Adjusting Your Selling Strategy

For townhouses, where prices have dropped, consider setting a competitive price to reduce time on the market. Accurate pricing and effective staging remain essential to attract buyers in this shifting market.

Collaborating with Local Experts

Work closely with experienced real estate agents who understand Ottawa's market. Their insights can help you make timely adjustments to your pricing and marketing strategies, ensuring you stay aligned with current conditions.

Tips for Monitoring Market Trends

Keep an eye on:

Inventory levels in your area
Recent sales of similar properties
Average days on market for comparable homes
Buyer preferences and demographics
Seasonal patterns affecting demand

According to RE/MAX Canada's 2025 Housing Market Outlook, property prices are expected to rise by 2.5% overall. However, individual results will depend on location, property condition, and market segment. Regularly check in with your agent to fine-tune your strategy and stay ahead in Ottawa's changing market.

10. Weak Marketing Plan

Once your property is priced right, repaired, and staged, the next step is making sure it reaches the right buyers. That’s where a strong marketing plan comes in.

A poor marketing strategy can hold your property back in Ottawa's competitive real estate market. For example, homes with professional photography tend to attract more interest, sell quicker, and often fetch higher prices compared to listings with low-quality, amateur photos.

Boosting Your Online Presence

To grab attention, your listing needs high-quality photos, detailed descriptions, and virtual tours. These elements help create a strong first impression, encouraging buyers to take the next step.

Platforms like Instagram and Facebook are perfect for showcasing key features of your home. Share engaging posts that highlight virtual tours, neighborhood perks, and recent upgrades. When combined with a well-thought-out strategy, social media can significantly increase your property's visibility.

Collaborating with Local Experts

Working with experienced local agents, such as Akash Sharma Real Estate, can make a big difference. They offer services like professional photography, video marketing, and targeted social media campaigns to ensure your listing stands out and reaches the right audience in Ottawa.

Tracking and Adjusting Your Strategy

Keep an eye on metrics like website visits, showing requests, and social media engagement. These numbers help you see what’s working and what’s not, so you can tweak your approach as needed. Investing in professional marketing services can not only speed up the sale but also help you secure a better price in Ottawa's competitive market.

Wrapping Up

Selling a home in Ottawa requires careful planning and attention to detail. By steering clear of common mistakes, you can boost your chances of selling your property at the best price. This means understanding the market and tailoring your approach accordingly.

Homes with the right staging and pricing strategies often attract higher offers. This is especially important as Ottawa's market is expected to grow by 5-10% during the spring of 2025. Professional guidance can make the process smoother, covering everything from pricing strategies to effective multimedia marketing. It can be the difference between a quick sale and a listing that lingers.

Stay objective - approach your home sale as a business decision. Data shows that homes sold with the help of an agent generally perform better than For Sale By Owner (FSBO) listings. This underscores the importance of professional expertise in today’s competitive market.

As Ottawa’s real estate market continues to shift, staying updated on trends is essential. Local professionals understand these changes and can help you adapt. From timing and pricing to staging and marketing, trust their knowledge to navigate the process and secure the best outcome.