Top 5 Mistakes Topeka Homeowners Make When Selling

Top 5 Mistakes Topeka Homeowners Make When Selling

Selling your home in Topeka? The local market is active, but getting top dollar isn’t automatic. Many homeowners make avoidable mistakes that delay sales or reduce profit. Here are the five most common errors—and how to avoid them.

1. Overpricing the Home

Why it happens:
Many sellers price emotionally or based on outdated information, not current market conditions. While it's natural to want the highest return, pricing too high out of the gate can backfire.

What it costs you:
Overpriced homes in Topeka tend to sit longer, develop a “stale” listing reputation, and eventually sell below market value after price drops.

How to avoid it:
Work with a local real estate agent who knows the Topeka neighborhoods—like College Hill, Sherwood Park, or Lake Sherwood—and uses up-to-date comps to set a data-driven list price. Pricing right attracts serious buyers and can lead to multiple offers.

2. Skipping Pre-Sale Prep

Why it matters:
Buyers form impressions in seconds. If your home feels cluttered, dark, or worn, they’ll move on quickly—especially in competitive areas like Westboro or Potwin.

What to do:

• Deep clean every room
• Neutralize paint colors
• Replace outdated hardware or lighting
• Boost curb appeal with trimmed landscaping and a clean entryway

Even small cosmetic updates can yield big returns.

3. Using Poor-Quality Photos

Why it’s a problem:
The majority of buyers in Topeka browse listings on Zillow, Realtor.com, and social media before scheduling showings. Dark, blurry photos mean fewer clicks, less foot traffic, and slower sales.

The fix:
Always hire a professional photographer. At TopCity Realty, our listings include high-resolution images that showcase your home’s best features—inside and out.

Bonus tip: Consider 3D tours or video walkthroughs for added engagement.

4. Failing to Disclose Issues

Why disclosure matters:
Kansas law requires sellers to disclose known defects or issues. Trying to hide problems—like foundation cracks, roof leaks, or mold—can lead to lawsuits, broken deals, or renegotiated prices after inspections.

The smart move:
Be honest and upfront. A thorough Seller’s Disclosure can actually increase buyer confidence. If you’re unsure what to report, ask your agent for guidance to stay compliant and protected.

5. Trying to Sell Without a Realtor

The misconception:
Some sellers believe going FSBO (For Sale By Owner) will save commission fees. But without a seasoned agent, you risk underpricing, overpricing, missed legal steps, and weak marketing.

Why it’s risky:
Buyers often expect a discount in FSBO deals, and you’re likely to face more lowball offers, inspection demands, or closing delays.

Better approach:
Partner with a trusted local expert who understands the Topeka market, negotiates strategically, and manages the paperwork. A great agent doesn’t cost you—they earn you more.

Final Thoughts

Avoiding these common mistakes can mean the difference between a stressful experience and a smooth, profitable home sale. The Topeka real estate market is full of opportunity—if you know how to play it smart.

Ready to sell your Topeka home the right way?
📞 Contact Christine & Toby at TopCity Realty today for a free home evaluation and customized selling strategy.