Over the years, whether I’ve been helping families buy their first vacation home in Watch Hill or preparing longtime residents for a smooth transition to their next chapter, one thing has remained true: selling a home is never just a transaction. It’s a deeply personal decision - often filled with memories, emotion, and the hope of maximizing your return.
Having grown up here along the southern Rhode Island and eastern Connecticut coastline, I’ve been fortunate to live the lifestyle I now help my clients achieve. After time spent living in the South, on the West Coast, and overseas, my wife and I chose to raise our family here - because we believe this region offers something truly exceptional.
That said, even in a place as idyllic and resilient as Watch Hill or Weekapaug, selling a home isn’t without its challenges. Especially in a shifting market, avoiding common pitfalls is key to a successful (and less stressful) experience.
So whether you're considering selling a cherished family home, a weekend getaway in Charlestown, or an investment property in Mystic, here are four mistakes I’ve seen sellers make - and how the right guidance can help you sidestep them.
1. Overpricing Your Home in a Shifting Market
We all want top dollar - especially if you’ve invested time, money, and emotion into your property. In fact, for many sellers, pricing high “just to see what happens” can be tempting. But in today’s environment, that strategy may backfire.
Across our coastal markets, pricing too aggressively often results in your home sitting longer than necessary. And unfortunately, prolonged time on market tends to raise questions in buyers’ minds: “What’s wrong with it?” or “Why hasn’t it sold yet?”
Eventually, this can lead to price reductions - and often a final sale number below where the property would have landed had it been priced correctly from the beginning.
What makes pricing tricky is that it's both art and science. You can’t rely on Zillow or a “rule of thumb” for a market like ours, where every property is unique. As a broker deeply immersed in the local luxury market - someone who’s walked these houses, knows the neighbors, and understands the micro-shifts in value street by street - I use real-time data, comparable sales, and market feel to guide pricing with precision.
The goal? Attract interest early, generate activity, and position you to negotiate from strength.
2. Spending Money on the Wrong Upgrades
When preparing your home for sale, it’s natural to want it to shine. But sellers often fall into the trap of over-improving - or spending on upgrades that don’t align with what buyers in our area actually value.
For example, I’ve seen homeowners invest heavily in trendy kitchen finishes, only to find that buyers in Weekapaug would have preferred a more classic New England style. Or spend tens of thousands on a basement renovation in a summer home where buyers care more about outdoor living space, beach access, or water views.
It’s not that updates are bad - but they should be strategic. The right agent can help you focus on enhancements that have actual market impact without wasting time or money.
Sometimes, a fresh coat of paint, updated lighting, and expert staging is all it takes to elevate a space and help buyers emotionally connect. Other times, a larger investment (like refinishing floors or upgrading key systems) makes sense. But every decision should be evaluated with your specific property and buyer demographic in mind.
I’m always happy to walk through your home and offer tailored, no-pressure advice about what to improve, what to leave as-is, and how to highlight your home’s best features.
3. Refusing to Negotiate
Let’s face it: negotiations aren’t always easy. After all, this is your home - and when an offer comes in lower than expected, it can feel like a personal jab.
But here’s the truth: in today’s market, flexibility matters. Inventory has grown across many segments, giving buyers more choices and, with that, more leverage. That doesn’t mean you should accept a low-ball offer, but it does mean that smart sellers are willing to work toward a win-win.
In fact, some of the best outcomes I’ve seen have come from deals where both parties made reasonable compromises - whether that’s adjusting the closing date, offering a credit for minor repairs, or working out furnishings that better fit the buyer’s needs.
Having an experienced, emotionally neutral advocate in your corner makes all the difference. I’m here not only to negotiate on your behalf, but also to help you understand what’s normal in today’s market - and when it makes sense to hold your ground or make a smart concession.
4. Choosing the First Agent You Meet
This one surprises a lot of people: according to the National Association of Realtors, 81% of sellers hire the first agent they interview.
Now, I’ll be the first to say - I’m honored when people choose to work with me. But I also strongly believe that when you’re selling one of your most valuable assets, you should do your due diligence.
Ask about track record, marketing strategy, pricing philosophy, and local knowledge. Talk to past clients. Look at listings. You want someone who knows your neighborhood, your buyer demographic, and how to position your home in a competitive marketplace.
Luxury properties in Watch Hill or Stonington don’t sell the same way as a typical suburban home. You need a broker who understands the nuances - from seasonal timing and staging strategies to discreet off-market opportunities and high-impact PR.
This isn’t just about “listing” your home. It’s about telling the right story, to the right audience, with the right tools — and negotiating the best possible outcome.
Final Thoughts: Selling Can Be Seamless - If You’re Prepared
Selling a home - especially one with emotional history - can feel daunting. But it doesn’t have to be overwhelming. With the right guidance, it can actually be an empowering, even enjoyable, process.
If you’re thinking about selling in the next year, now is a great time to start the conversation. Whether it’s preparing your home for sale, understanding where the market is heading, or simply wanting to talk through your goals, I’m here to help - no pressure, just perspective.
After all, this isn’t just where I work - it’s where I live, where we raised our children, and where I’ve spent a lifetime building relationships with people who value this coastline as much as I do.
If you have questions - about selling, timing, pricing, or just want a fresh set of eyes on your home - don’t hesitate to reach out. My door is always open.
