Why Some Homes End Up Selling at 70% of Their Original List Price in Big Canoe

If you’ve been watching Big Canoe listings, you’ve probably noticed something that feels extreme: some homes close far below the original list price, even when the home itself is substantial.

This usually isn’t because buyers are “stealing” properties. It’s because the market punishes one thing relentlessly: stale inventory.

The slow decline most sellers don’t see coming

Here’s the pattern:

1. A home launches priced for a different market cycle

2. Showings are light, or feedback repeats the same objections

3. Price reductions happen, but they’re too small to change buyer behavior

4. DOM climbs and the listing becomes a negotiation target

5. The eventual offer is not based on the original list price — it’s based on risk, condition, and leverage

By the time a home has been on the market for many months, buyers often believe:

• the seller will concede

• the home has hidden issues

• there’s no urgency to move quickly

That belief alone changes the offers.

The “certainty premium”

Cash offers and clean terms often win in markets like this because they remove risk. And when risk disappears, buyers ask for the discount upfront, knowing it’s attractive to a seller who is ready to be done.

How sellers avoid this outcome

• Launch at a price that creates activity in the first 10–14 days

• Fix or price visible maintenance risks (roof, windows, moisture, decks)

• If adjustment is needed, adjust once with intention to move into a new buyer band

• Protect the first month. The first month is when you still have leverage.

I made a two-page pricing guide for sellers who want to avoid the 200+ DOM trap. ➡️ Subscribe to receive it.