Everyone wants the top dollar.

Sellers yell it. Agents push it. Zillow loves to nudge you toward it.

But here’s the truth that never gets said:

Pursuing the top dollar is the most expensive practice you will ever engage in.

Let’s look at the situation calmly — not emotionally.

The Mirage of “Highest Price Wins”

Most homeowners think:

If the list price is higher, then I will receive more money.

, That only works if:

– the home sells fast
– there are no price cuts
– the deal doesn’t fall apart
– repairs don’t explode the budget

– The buyer actually closes

In actual life, that does not always happen.

What “Top Dollar” Actually Looks Like in the Real World

1) Overpriced, then Sit, then Cut

“You list for $950,000 … why not?”

Shows slow down after 21 days.

This causes problems as the buyer begins to wonder if

So you drop to $925,000.

Now you’re chasing the market instead of leading it.

Perception is fluid.

2) Repairs You Didn’t Plan For

The inspection arrives.

All of a sudden, you’re negotiating:

Roof credits, plumbing, electric updates, cracks in the foundation.

That dream of $950,000 becomes you giving up $25,000 in credits.

3) Carrying costs While You Wait

Each extra month costs:

Mortgage, property taxes, insurance, utilities, and opportunity cost.

If your monthly payment is $5,000 and you’re stuck 3 more months:

That’s $15,000

4) Appraisal Risk

Even if the offer is top dollar, the bank might not bite.

Appraisal comes in low → renegotiate → still give away price.

Now you’re tired, stressed, and bought into a compromise.

The Psychology Behind It We Don’t Talk About Much

The buyers won’t appreciate overpriced properties.

They avoid them, assume desperation later, and wait for reductions.
The strongest offers will manifest when:

– the price is right

– the listing creates urgency

– buyers compete

That’s a combination of math and psychology.

The Real Question: What Is Your Goal?

Instead: “What’s the highest number I can imagine?”
But: “What net result do I actually want?”
Sometimes:
A fast, clean $900,000 sale

Without any repairs

No drama

No appraisal risk

No months of carrying
is better than trying for $950,000 and ending up with $885,000 after everything.
When “Top Dollar” Makes Sense
There are instances when price nudging is effective:

– unique properties

– markets with low inventory
– strong buyer demand
– fully renovated homes
– no time pressure

But that’s not every situation—especially not in:

– divorce

– probate

– pre-fore

– Tenant-Occupied Properties

– major repair needs

In complicated situations, certainty is better than fantasy pricing.

The Certainty Premium
There’s a thing called the certainty premium: the value of knowing the deal closes, the timeline, the net, and keeping stress low.

Serious investors, experienced sellers get this.

Amateurs are focused on the “headline” price

The Cost of Emotional Pricing

Sellers who use emotional connection:

– Anchor to Zillow
– anchor to what neighbors got
– anchor to improvements they made
The market doesn’t care what you spent, it only cares what the market will pay today.

Where I Come In

I am highly skilled at solving difficult, time-sensitive real estate problems when more conventional routes are not possible. I provide order, predictability, and deal capital for situations where things are breaking down.

Sometimes, that means:

– develop a creative answer

– renovating before listing
• making a direct cash offer

– working around liens or title problems

– Conceptualizing a strategy that values net over ego Not all properties require a cash offer. Not all properties ought to be listed for retail. The answer is strategy, not emotion. The Bottom Line “Top dollar,” sounds good in theory, but net certainty is more attractive in practice. Before pursuing a number, one should ask: – What is my true timeline? – What is my risk tolerance? – What is my net worth after repairs, credits, commissions, and time? Want to know what real options look like? Not the fantasy version? Hit me up. We’ll run the numbers the right way. Then you can decide in the right way.