Bartos Group BLOG

The Bartos Group presents a clear, data-driven look at why a homeowner might not be able to sell your home right now. In this blog, Mary and Kole Bartos of The Bartos Group walk through national and local market trends, practical reasons a home may have failed to sell, and the four realistic options every seller should consider next. This article expands on those points, lays out a step-by-step action plan, and answers common seller questions.

Why a Good Home Sometimes Does Not Sell

There are many reasons a quality home might not sell, and not all are about price. The Bartos Group highlights several frequent causes:

• Pricing mismatch: Even a well-maintained home will sit if the asking price doesn’t match perceived market value.
• Insufficient exposure or marketing: Weak photography, limited online presence, or ineffective ad targeting can reduce buyer traffic.
• Presentation problems: Lack of staging, dated finishes, clutter, or deferred maintenance can quickly turn off buyers during showings.
• Timing and circumstances: External factors such as local events, seasonality, or a sluggish market segment can hinder a sale.
• Buyer behavior: In periods of uncertainty buyers may delay decisions, reducing offer rates and extending days on market.

Understanding which of these factors applied is the first step for any seller deciding whether to relist, rework the listing, or pursue another option.

Four Practical Options When Your Home Didn’t Sell

After a listing expires or is canceled, The Bartos Group outlines four core options for sellers who still want to sell your home:

1. Relist with the current agent: This is the simplest path if the previous agent has a clear plan to address what went wrong — better marketing, revised pricing, or improved staging.
2. Interview a new agent and relist: A fresh strategy can make a big difference. Different agents bring different networks, marketing tools, and negotiation approaches that may align better with buyer pools for the property.
3. Take the home off the market temporarily: While never a popular recommendation going into high season, this can be appropriate if a seller needs time to repair, stage, or reposition the home before relisting.
4. Try selling it on your own (For Sale By Owner FSBO): For most sellers this is the most time-consuming and least successful option. Only a small percentage of homes sell FSBO, and many of those are sold to someone the seller already knows. Selling without an agent requires substantial time, marketing knowledge, and negotiation skill.

Each choice has trade-offs. The Bartos Group recommends a measured approach: diagnose the reason the house didn’t sell, then select the option that corrects the primary barrier to a sale — whether price, exposure, or condition.

Local Context: Southwest Florida’s Buyer Market

National trends are important, but local dynamics often determine how quickly you can sell your home. The Bartos Group notes that Southwest Florida is currently a buyer’s market, with about 8.2 months of inventory overall. In Marco Island specifically the months of inventory are roughly 8.8 months, a 6% year-over-year increase. These figures signal that buyers have choices, and sellers must work harder to stand out.

Median days on market also vary by community: Marco Island showed a significant increase — in some measures up to roughly 95 days for certain segments — while Naples, Cape Coral, and Fort Myers hover near the 60-day mark. Segment and price tier matter: starter homes, mid-range properties, and luxury homes perform differently.

Practical Checklist To Increase The Chance To Sell Your Home

When a listing has failed, a focused, tactical plan improves the odds of success. The Bartos Group recommends the following checklist for sellers preparing to relist and sell your home:

• Request an updated comparative market analysis (CMA): Price must reflect current demand and comparable sales in the exact market segment.
• Improve first impressions: Fresh exterior paint, curb appeal repairs, and professional photos matter. Buyers judge listings within seconds online.
• Stage for the target buyer: Neutral styling and decluttering help buyers imagine the space as their own.
• Upgrade marketing: Use targeted digital ads, video tours, social media, and email campaigns to expand exposure to qualified buyers.
• Be flexible on showings and terms: Offer flexible showing windows, consider temporary incentives, and be open to creative negotiations.
• Address inspections and repairs upfront: Fix small issues pre-listing and provide transparent disclosures to avoid surprises that can derail deals.

How An Agent’s Strategy Can Change The Outcome

Not all agents market or negotiate the same way. Interviewing a new agent can bring a different strategic mix: a fresh pricing strategy, access to a broader buyer network, more aggressive digital marketing, or a team that manages buyer follow-up more effectively. The Bartos Group emphasizes that sellers should ask prospective agents about specific tactics they’ll use to sell your home, including exact marketing deliverables, feedback loops, and contingency plans if the first few weeks underperform.

Questions to ask a potential listing agent

• What is your current local market data and what does it imply for my price?
• How will you market my home online and offline?
• How often will I receive feedback and updates?
• What staging and photography resources do you provide?
• What is your plan if the listing does not receive offers within the first 30 days?

Deciding Whether To Relist Now or Wait

Timing matters. In many Southwest Florida markets, entering the new year and winter season brings more local buyers and seasonal visitors from colder regions. The Bartos Group believes many sellers should not take listings off the market right now — particularly entering high season — unless they need time for repairs or repositioning. The increase in pending sales following the election and the higher offer acceptance rate nationally are reasons some sellers may consider relisting sooner rather than later.

Frequently Asked Questions (FAQ)

Why didn’t my house sell if it looks fine?

Even attractive homes can stall if pricing is out of sync with comps, exposure isn’t reaching qualified buyers, or small but common issues (odors, clutter, outdated finishes) distract buyers. A diagnostic CMA and buyer feedback are crucial.

Should I lower the price to sell my home?

Price is a key lever, but it should be adjusted based on market data, not emotion. A strategic price reduction timed with relaunch marketing can generate renewed interest and showings.

Is it better to relist with the same agent or find a new one?

That depends on whether the prior listing plan addressed the reasons for the failure. If the agent has a clear corrective plan and a track record, relisting with the same agent can work. If not, interview other agents who offer different approaches.

Do FSBOs often succeed in this market?

FSBO success rates are low. Only a small percentage of sales occur without an agent, and many of those involve buyers the seller already knows. Selling without representation requires significant time, marketing knowledge, and negotiation expertise.

How long should I wait to relist?

There’s no fixed rule. If the reason for the initial failure is quickly correctable (pricing, photos, staging), relist as soon as those fixes are implemented. If repairs are needed, take the time to address them and relaunch into a stronger market window.

Conclusion: A Strategic Relaunch Can Help Sell Your Home

To sell your home in today’s market requires calibration: the right price, excellent presentation, targeted marketing, and an agent whose strategy fits the property. Nationally, days on market have lengthened, inventory has grown, and sales volume has declined, but local nuances mean opportunities still exist. Sellers should diagnose why their listing didn’t sell, consider the four options — relist with the same agent, hire a new agent, take the home off the market, or attempt FSBO — and choose the path that fixes the primary reason for the failed sale.

The Bartos Group stands ready to provide an updated market analysis, candid feedback, and a marketing plan to help sellers sell your home. A thoughtful relaunch, guided by local data and a clear marketing strategy, is often the fastest route from ‘didn’t sell’ to ‘sold.’