What Mistakes Do Luxury Home Sellers Make in Reno?

This is something I see all the time.

And honestly, I was just reminded of it recently.

I spent a couple of days out showing 17 homes to buyers relocating to Reno. They’re moving here for work and to raise their kids, so they’re really paying attention to what they’re getting.

We were looking in the $700K to $1.8M range across Southwest Reno.

And what stood out to me was this.

At the $1.8M price point, one home was absolutely beautiful.

The other one?

It was falling apart and full of deferred maintenance.

Same price range. Completely different experience.

And that’s where a lot of sellers get it wrong.

Mistake #1: Not Looking at the Market Like a Buyer

Buyers are comparing everything.

They’re not just looking at your home.

They’re looking at:

• what else is available

• what condition those homes are in

• and what they get at each price point

So when a home is priced at $1.8M but doesn’t stack up to the others in that range, it stands out immediately.

Not in a good way.

It honestly felt like the listing agent hadn’t walked the competition.

And that’s a problem.

Because buyers absolutely are.

Mistake #2: Overpricing Based on Hope, Not Reality

I understand this one.

Sometimes sellers are set on a number.

And sometimes agents go along with it.

But in the end, it usually hurts the seller.

What happens is:

• the home sits longer

• it doesn’t generate strong interest

• and it becomes stale on the market

Especially right now.

At higher price points, like $1.5M and above, homes already tend to take a little longer to sell compared to homes in the low $1M range.

So if it’s also overpriced or not ready?

That timeline stretches even more.

Mistake #3: Ignoring Deferred Maintenance

This is a big one.

Buyers notice everything.

And right now, I’m seeing homes with deferred maintenance sit.

When buyers walk into a home and start mentally adding up repairs, one of two things happens:

• they either walk away

• or they start negotiating hard

Neither one is good for the seller.

Mistake #4: Not Preparing for the Inspection

This is something I feel strongly about.

I always recommend bringing in a licensed home inspector before going on the market.

Let them tell you what’s going to come up.

Because it will come up.

Then you can fix those items ahead of time.

That does a few things:

• removes surprises

• gives buyers confidence

• and helps the deal move forward smoothly

Otherwise, you risk a buyer backing out during escrow.

And once that happens?

Your home goes back on the market with a stigma.

Buyers start wondering what went wrong.

And that can absolutely impact your leverage.

The other piece people don’t think about is timing.

Some repairs take longer than expected.

And you may not have enough time to fix them during the inspection contingency.

Getting ahead of it puts you in control.

Mistake #5: Not Showing the Value

One thing I really appreciated while showing homes was when an agent had a full list of upgrades.

Not just what was done, but:

• what was updated

• how much was spent

• and the total investment

That matters.

Because buyers are trying to justify the price.

I do this for my listings, and it makes a difference.

It helps support the value and gives buyers confidence in what they’re paying for.

A Different Buyer in Newlands Historic District

Newlands is a completely different conversation.

It attracts buyers who want something you can’t replicate.

They’re not looking for a cookie-cutter home built by Toll Brothers or Lennar.

They want character.

They want history.

They want a neighborhood that feels different.

Newlands Historic District, in Old Southwest Reno near Midtown, has that.

• tree-lined streets with mature growth you just don’t see in newer areas

• walkability

• people out walking their dogs

• a real sense of community

And buyers there appreciate homes that are well cared for and true to the character of the neighborhood.

So the strategy there is different too.

You’re not just selling a house.

You’re selling a lifestyle and a story.

What Actually Works Right Now

The homes that are selling — especially at higher price points — are doing a few things right:

• they’re priced based on the current market

• they’re prepared before hitting the market

• they’re marketed to the right buyers

• and they’re positioned to stand out from day one

It’s not one thing.

It’s the combination.

Want to Avoid These Mistakes?

If you’re even thinking about selling and want to understand where your home stands right now, I put together a quick way to get a better idea of your home’s value and positioning:

https://homevalue.shannoncomstock.com/reno-home-value

It’s a good starting point before making any decisions.

Final Thoughts

Most of the mistakes I see sellers make aren’t intentional.

They just don’t have the full picture.

But in today’s market, especially at the luxury level, small missteps can cost you time and money.

The goal isn’t just to list your home.

It’s to position it the right way from the start.

FAQ

What is the biggest mistake luxury home sellers make?

Overpricing and not preparing the home for the market.

Do buyers notice deferred maintenance?

Yes. It’s one of the first things that impacts their perception and offer.

Should I get a home inspection before listing?

In most cases, yes. It helps avoid surprises and keeps deals together.

Does location affect buyer expectations?

Absolutely. Areas like Newlands Historic District attract a very different buyer than newer developments.