Expert Advice from Bowman Rutledge :Mistakes That Kill Home Sales—And How to Avoid Them

 

 

Discover the top home-selling mistakes and how to avoid them with expert guidance from Canadian real estate veteran Bowman Rutledge.

Selling a home can be one of the most exciting yet challenging steps in your real estate journey. Whether you're upgrading, downsizing, or relocating, your goal is the same: sell your property quickly and for top dollar. But many sellers unintentionally sabotage their own success. According to Bowman Rutledge, one of Victoria, Canada’s most respected realtors with over $300 million in sales, knowing what not to do is just as important as knowing what to do.

With over a decade of experience as a realtor, builder, and renovator, Bowman Rutledge has helped countless homeowners avoid the common pitfalls that stall home sales or drive down prices. In this guide, he shares the most critical mistakes that kill home sales—and exactly how to avoid them.

1. Overpricing the Home

One of the most damaging mistakes sellers make is setting the asking price too high.

“Your first two weeks on the market are your golden window,” says Bowman Rutledge Victoria. “If your price is off, you’ll scare off serious buyers—and the longer your home sits, the more it starts to look like there’s something wrong with it.”

How to Avoid It:

Trust a local expert like Bowman Rutledge to provide a Comparative Market Analysis (CMA).

Price competitively based on recent sales, not emotional attachment or what you ‘need to make.’

Be willing to adjust the price quickly if there’s little interest or poor feedback in the early days.

2. Skipping Home Staging

A home that’s cluttered, empty, or poorly decorated can be a major turnoff.

“People don’t just buy homes—they buy lifestyle,” Rutledge explains. “If your home doesn’t visually inspire buyers, it won’t sell quickly or for its full value.”

How to Avoid It:

Invest in professional staging or follow expert tips to create a clean, modern, and neutral environment.

Highlight each room’s purpose—don’t let spare rooms become catch-alls.

Bowman Rutledge recommends focusing on the living room, kitchen, and primary bedroom first, as these drive most purchase decisions.

3. Neglecting Curb Appeal

Your home’s exterior sets the tone before buyers even step inside. A poor first impression can turn buyers away at the door.

“I’ve had buyers pull up to a home and decide not to even go in,” says Rutledge.

How to Avoid It:

Keep lawns mowed, hedges trimmed, and walkways clean.

Repaint the front door and replace dated house numbers or lighting fixtures.

Add fresh flowers or potted plants to make the entrance inviting.

4. Poor Listing Photos

 Low-quality or outdated photos can cause buyers to scroll right past your listing.

“A good listing photo gets clicks. A great one gets showings,” says Bowman Rutledge.

How to Avoid It:

Hire a professional real estate photographer.Use natural lighting, wide-angle shots, and multiple angles per room.

5. Not Being Flexible with Showings

Limiting access to your home or requiring too much notice can frustrate buyers and cause missed opportunities.

“Real estate works on buyers’ timelines, not yours,” Rutledge notes. “If you’re too rigid with showings, someone else’s house becomes more convenient.”

How to Avoid It:

Be open to short-notice viewings.

Use a lockbox system to give buyer agents easy access.

Try to keep the home ‘show-ready’ at all times to minimize stress.

6. Failing to Disclose or Fix Issues

Trying to hide or ignore problems—like water damage, electrical issues, or pest infestations—can lead to broken deals or legal trouble.

“Buyers are doing their homework. If something surfaces during inspection that you didn’t disclose, you lose trust and the sale,” says Rutledge.

How to Avoid It:

Be honest about the home’s condition.

Consider a pre-inspection to uncover and address issues in advance.

Make cost-effective repairs before listing, especially in kitchens, bathrooms, and HVAC systems.

7. Using the Wrong Agent—or None at All

Choosing an inexperienced agent or trying to sell your home yourself (FSBO) can drastically reduce your chances of a smooth, successful sale.

“Real estate is more than signs and paperwork. You need negotiation skills, legal knowledge, marketing strategy, and local insight,” says Bowman Rutledge.

How to Avoid It:

Choose someone with deep local expertise and a full-service offering.

A top-tier realtor like Rutledge not only markets homes powerfully but also navigates negotiations and buyer objections with finesse.

8. Letting Emotions Drive Decisions

Sellers often have emotional ties to their homes, which can cloud judgment and make them resistant to feedback.

“I’ve seen sellers ignore market feedback because they’re too emotionally invested. Unfortunately, the market doesn’t care how many memories you’ve made there,” Rutledge says.

How to Avoid It:

Treat your home sale as a business transaction.
Be open to constructive feedback from your agent and buyers.

Focus on your next chapter, not the past one.

9. Ignoring the Power of Marketing

If your home is only listed on one website or lacks promotional energy, you’re not maximizing exposure.

“Marketing is more than putting a sign in the yard,” Bowman explains. “We use professional videos, drone footage, social media ads, and even targeted email campaigns.”

How to Avoid It:

Work with an agent who offers full-service marketing.

Ensure your listing gets visibility across platforms: MLS, Realtor.ca, social media, and local channels.

 Don’t underestimate the value of great copywriting and visual storytelling.

10. Bad Timing

Listing at the wrong time of year or during unstable market conditions can limit your buyer pool.

“There’s always a buyer out there, but timing impacts how quickly and how well you sell,” Rutledge says.

How to Avoid It:

Review seasonal trends with your agent.

If possible, list during peak times in your local market  

Stay up to date on mortgage rates and economic factors that affect buyer behavior.