This is the most common mistake. A seller lists their Fairhaven Victorian at $875K when the market is really $795K. They think they’re “starting high” to negotiate. What actually happens: it sits. Buyers move on. Other homes sell around it at lower prices. Now you’re underwater on price.

In Bellingham’s neighborhoods like South Hill, Sehome, and Fairhaven, overpricing is brutal. Buyers here are educated and patient. They’ll wait for the price to drop rather than overpay.

Fix: Get a proper market analysis. Look at actual sales (not list prices) in your neighborhood and comparable condition. Price right the first time.

You think your home is in great shape. The buyer’s inspector finds foundation issues, roof problems, or something with the plumbing. Now you’re either fixing it (expensive), disclosing it and taking a hit (bigger), or the deal falls apart.

Getting a pre-inspection costs $500–$800 and finds problems before the buyer does. You know what you’re dealing with. You control the narrative.

Fix: Get a pre-inspection. Fix real problems. Disclose everything. Buyers respect transparency and are more likely to move forward if you’re honest.

99% of buyer activity starts online. A blurry iPhone photo on a gray Bellingham day isn’t going to cut it. I see sellers post photos that make their $700K home look like a $500K home.

Professional photography (with proper staging and good weather) costs $500–$1,500 and brings in 10x more serious buyers. It’s not optional. It’s your first sales tool.

Fix: Invest in professional photography. Hire a stager if the home is tired. Shoot on the rare sunny day. Don’t let gray weather define your listing.

Washington’s real estate excise tax is 1.75% of the sale price (in most counties). It gets paid by the seller, unless you negotiate it into the buyer’s offer. Most sellers don’t budget for this.

On a $700K Bellingham home, that’s $12,250. A lot of sellers are shocked when they see it on the settlement statement. Plan for it. Understand if your agent is rolling it into the net proceeds or not.

Fix: Know the excise tax upfront. Budget for it. Understand who pays it in your transaction. Factor it into your asking price if you need a specific net.

Bellingham’s winter and spring are gray and wet. Your front yard looks neglected. The paint is peeling. The landscaping is overgrown and soggy. You think people won’t notice because it’s wet anyway. They 100% notice.

Curb appeal matters even more when the weather is bad. A clean, well-maintained front in rain season says “this owner takes care of things.” Neglect says the opposite.

Fix: Power wash. Fresh paint on trim if needed. Clean landscaping. Good outdoor lighting. Make the entrance inviting even in gray weather.

Some sellers list in December or January thinking they’ll get less competition. They do—but they also get fewer buyers, lower prices, and a dark, depressing showing environment.

Others list in May expecting the spring rush to help them. It does—except everyone else is selling too. You’re fighting for attention against dozens of comparable homes.

Fix: List in early fall (September–October) or early spring (March–April). You get decent inventory, weather, and less peak-season competition. Check the current market conditions before listing.

Washington’s Form 17 (Residential Real Estate Disclosure Statement) requires you to disclose known material facts about your home. Water intrusion? Disclose it. Bad HOA? Disclose it. Previous damage? Disclose it.

Sellers who skip or minimize disclosures create legal liability. Buyers find out anyway (inspection, title search, neighbors). Now you’re dealing with a lawsuit instead of selling cleanly.

I’ve seen deals blow up and sellers face six-figure liability because they weren’t honest upfront. Honesty protects you legally and makes deals stick.

Fix: Complete Form 17 thoroughly. Disclose everything you know. If you’re unsure, disclose it. Honesty is cheaper than litigation.