We've had 30 showings in 8 days and zero offers — is it time to drop the price?

Thirty showings tells you people want to see the house. It doesn't establish that they're willing to buy it at the asking price. For anyone facing this pattern, I'd start with the buyers who came back: what kept them from making an offer, and did they choose another home? Compare those alternatives with yours, including condition, layout and price. A comment that the price seems reasonable isn't as useful as understanding what buyers actually chose. Eight days alone wouldn't decide it for me. The next move depends on current competition, the feedback you can obtain and your selling timeline. If there's a specific, affordable issue to correct, address it. If buyers consistently find better value elsewhere, a price adjustment may be the more useful change. Don't rule price out simply because traffic is strong. Austin Moore Broker/Owner, Austin Moore & Company Real Estate Realtor in Longview, Texas

I wouldn't automatically drop the price after only 8 days, especially with 30 showings and multiple second showings. That's actually useful information: buyers are interested enough to visit, and some are interested enough to come back. The issue may be less about getting people through the door and more about what's preventing them from writing an offer. I'd pay very close attention to the feedback from those showings. If buyers consistently say the price feels right, but they're hesitating because of something else—layout, condition, updates, location, financing, or simply uncertainty about the market—that's different from buyers repeatedly saying, "We like it, but it's overpriced." The second showings are particularly encouraging. I'd ask your agent to follow up directly with those buyers or their agents and ask a simple question: "What is keeping your buyer from writing an offer?" Sometimes buyers need clarification or a little time; other times they are waiting to see whether the seller will reduce the price. I would also use this weekend's open house as another data point before making a major price change. If you continue getting strong traffic but no offers afterward, then it's worth reassessing the price against the most recent comparable sales and your competition, not just the comps you used when you originally listed. And remember, the money you put into lighting, paint, and maintenance absolutely helps—but buyers don't necessarily pay you back dollar-for-dollar for every improvement. Those improvements may be doing their job by making the home more attractive and preventing buyers from discounting it for deferred maintenance. If you're getting lots of showings but no offers, I would ask: Are we attracting the right buyers, and what's stopping them from taking the next step? Answer that question before automatically cutting the price. If the market data says you're priced correctly, patience may be more valuable than an unnecessary reduction. Juan Picos Real Estate Agent JohnHart Real Estate

Owen, 30 showings in 8 days with second looks happening is actually meaningful data, and it tells a more nuanced story than "drop the price." Here's how I'd think about it. High showing volume with no offers usually points to one of a few things: the price is at the edge of what buyers are willing to pay for the condition or location, there's something about the home or the showing experience that's creating hesitation, or buyers are genuinely interested but waiting to see if something better comes along before committing. The fact that feedback is landing on "price feels right" rather than "too high" is worth paying attention to. That's different from a home where buyers are consistently saying it's overpriced. It suggests the price isn't the primary objection. Some questions worth exploring with your agent before making any moves: What's the specific feedback from the second-look buyers who didn't come back with an offer? Is there a pattern in what they're saying? How does the home compare to active competition right now — not just closed comps, but what else is available at a similar price today? And is there anything about the showing experience itself, photos, listing description, first impression at the door, that might be worth revisiting? A price drop is one tool, but it's not always the first one to reach for when you have strong traffic. Sometimes the issue is something smaller that's easier and cheaper to address. Give the open house this weekend a chance to produce data before making a decision. What comes out of that — the volume, the feedback, the follow-up — will tell you a lot more than eight days of showings alone. Amber Amber Johnson, Founder Pillar Real Estate 805.835.3425 [email protected] 1345 Park St. Paso Robles, CA 93446 DRE# 01925434

I would not automatically reduce the price after eight days—but 30 showings with zero offers is absolutely information I would pay attention to. Your marketing is doing its job. Buyers are seeing the home online and choosing to walk through the door. The question is what’s happening once they get there. I’d personally call through the showing agents and look for patterns in their feedback. Is it condition? Layout? Location? Another home showing better at the same price? Or are buyers consistently saying they like it but don’t see the value at the current number? The second showings are a positive sign, too. Before making a price adjustment, I’d look at what has gone pending since you listed—not just the old comps you originally used. Those are the homes buyers are actively choosing over yours. Thirty showings gives you a pretty good sample size. I’d use that data before making the next move rather than dropping the price simply because an offer hasn’t arrived yet.

It all depends on the average DOM (days on market) that houses in your market have right now. If the average DOM for homes under contract in your area is only 4 days, then you are too high because the DOM is twice what all the ones with offers are. If the DOM is 20 days, you're nowhere near having to worry yet. Your agent should be able to give you the data. (And I find that lots of buyers say "just right" when they are not willing to make an offer themselves. What it really means is "a tad too high")

What has been the feedback from the showings you have received? Typically, this is a good indication that you are out of touch with the market in terms of pricing. Keith Jean-Pierre Managing Principal The Dapper Agents Real Estate Operations in ALL 50 States

Owen, 30 showings in 8 days is not a price problem. Price problems show up as silence, meaning almost nobody books a showing at all. What you have is the opposite, heavy traffic and no conversion, and that points at something buyers are running into once they are inside the house, not at the number on the listing. Michael is right that feedback matters. I would push it further and get specific about what you ask for. Before you touch the price, I would want three things from your agent: Written feedback from all 30 showings, not a verbal summary. Ask for the actual comments buyers gave. If what comes back is vague, that usually means it was never collected, and you are being asked to cut price based on a feeling. The exact objection from the second-look buyers. People who come back twice are your real buyers. If two of them named the same thing, that is your answer, and it is almost always cheaper to fix than a price reduction. Days on market and showing counts for your three closest active competitors. If comparable homes are also sitting, you priced correctly and the market is simply slow. If they are going under contract and you are not, the problem is at your address, not in your pricing. One thing worth naming honestly, because it is the most common cause I see of heavy traffic and no offers: new lighting, paint touch ups and small repairs are maintenance, not the items buyers underwrite. If the objection is the kitchen, the roof, the systems or the floor plan, no amount of paint moves it. Buyers who genuinely like the house still walk, because they cannot make the math work once they add the fix on top of your price. On timing, cutting the price on day 8 is the part most sellers do not price in. It teaches every buyer watching your listing that if they wait, you will cut again. That is how a house trains its own buyer pool to sit still. Run the open house first. An open house is the cheapest data you will ever buy, and it flushes out the objection fast because people talk more freely in a crowd. If you come out of Sunday with the same silence, then adjust, and adjust once with enough size to reach a genuinely new buyer pool rather than shaving five thousand and having this exact conversation again in two weeks. I am Zoltan Peresztegi, a real estate professional working Los Angeles and the South Bay in California, so Asheville is not my market and I will not pretend to know your comps. This pattern reads the same everywhere, though. If you want fresh eyes on that feedback, I am glad to help you find a strong Asheville agent to look at it with you. Zoltan

Owen, I have to tell you this means hot activity, the home presents well and is attracting buyers! I would not rush into a price reduction immediately before the scheduled open house. I would complete the open house, follow up carefully with the most interested buyers, and then evaluate the results with your agent. The most important question for the agents who brought buyers back is: “What prevented your client from writing an offer?” General comments that the price “feels right” are encouraging, but buyer actions provide the clearest market feedback. If buyers like the home but consistently choose competing properties, price may still be the deciding factor. The improvements you made were worthwhile because they helped the home show well and reduced potential buyer objections. However, routine maintenance and cosmetic updates do not always produce a dollar-for-dollar increase in market value. After the open house, ask your agent to review: Feedback from first and second showings. New competing listings and recent pending sales. Any concerns about condition, layout, location, or terms. Whether similar homes are offering buyer concessions. How your home compares with the best alternatives buyers are seeing. If there is still no offer after approximately two weeks of strong showing activity, a strategic adjustment may be appropriate. If you reduce the price, make it meaningful enough to reach a new group of buyers or clearly improve your position against the competition. Based on the activity you have received so far, I would gather the weekend’s feedback before the price reduction. I bet you will be under contract in the next week.

30 showings in 8 days with zero offers is definitely a signal worth paying attention to, but I wouldn’t automatically drop the price just yet. If buyers are consistently saying the price feels right and some are even coming back for second looks, that’s actually encouraging and suggests the home is attracting serious interest. I’d let the open house this weekend happen and have your agent focus on getting specific feedback about what’s holding buyers back. It could be price, but it could also be the layout, condition, location, competition, or buyers simply waiting to see if the seller becomes more flexible. The improvements you’ve made absolutely help the home show better and eliminate objections, but buyers don’t always pay dollar for dollar for things like lighting, paint touch ups, and small repairs. If you get through the weekend with another round of showings but still no offers or serious interest, and the same objections keep coming up, then a strategic price adjustment may make sense. The key is figuring out what’s stopping 30 people from writing an offer before assuming the answer is simply lowering the price.

Owen, I wouldn't drop the price. Thirty showings in eight days, plus a few second looks, means buyers are interested. But zero offers is still a signal that something- price, condition, layout, or competition- is holding them back. Use the open house as one more data point and ask your agent for specific feedback, especially from repeat visitors. If you still get strong traffic but no offers afterward, then a meaningful price reduction may be worth considering. For now, eight days is still early.

Eight days is early, Owen. Thirty showings with repeat visits is real interest, and buyers who are lukewarm on price don't come back for a second look. What I'd chase right now are those repeat visitors. Have your agent call each of their agents and ask straight out what's holding them up. Sometimes it's another house they haven't ruled out yet, sometimes it's their own place that hasn't sold. That's a different problem than price, and a cut won't fix it. Let the open house happen before you touch the number. If you come out of this weekend and the next one with traffic still strong and nothing in writing, then something is off and it's worth a real conversation. The lighting and paint you did over the years make a house feel cared for, which helps it sell, but that work rarely comes back as extra dollars on the price. I'm licensed in California, so let an Asheville agent tell you what's normal there. Alla Novytska, Realtor®, JohnHart Real Estate, DRE #02254775

Owen, I wouldn’t rush to reduce the price after only 8 days. Thirty showings and several second looks is strong activity and suggests the price is at least close. I’d let the open house play out and have your agent follow up closely with interested buyers. If the strong traffic continues another week with no offers, then I’d reassess the price and buyer feedback.