Krista Becka Blog

Tag: Scottsdale Real Estate

  • Home Isn’t Selling? Here’s When to Lower the Price, Hold, or Relist

    Home Isn’t Selling? Here’s When to Lower the Price, Hold, or Relist

    If your home isn’t selling, you’re not alone. One of the most common questions homeowners ask is whether they should lower the price, hold steady, or take the home off the market and relist.

    The answer depends on far more than the number of days your home has been listed. Showing activity, buyer feedback, market conditions, and pricing strategy all provide valuable clues about the best next step. Before making a decision, it’s important to understand what the market is actually telling you.

    Why Your Home Isn’t Selling: Start With Your Showing Activity

    Before you adjust the price, look at your activity over the past three weeks. In most cases, your showing history will point you toward the right strategy.

    Few or No Showings

    If buyers aren’t scheduling showings, your asking price is usually the biggest obstacle. Buyers are filtering your home out before they ever walk through the front door. If your property isn’t appearing in the price range where buyers are searching, they won’t have the opportunity to appreciate its features.

    Plenty of Showings, But No Offers

    If buyers are touring the home but nobody is making an offer, your price may be close. However, something else is causing buyers to choose another property. That could be condition, outdated finishes, photography, staging, or simply how your home compares with the other homes they viewed the same day.

    Low Offers

    If you’re consistently receiving offers well below your asking price, the market is giving you valuable feedback. The question becomes whether you’re willing to adjust your expectations or continue waiting for a buyer willing to pay your current price.

    Why Days on Market Matter

    If your home isn’t selling after about 45 days, buyers begin looking at it differently.

    Early in a listing, buyers ask themselves, “What do I think of this house?” As the days on market increase, the conversation changes to “I wonder what the seller would actually take?”

    Time itself becomes leverage for buyers. Every additional week without meaningful changes can weaken your negotiating position and increase the discount buyers expect to receive.

    When Should You Lower the Price?

    A price reduction makes sense when showing activity is low and your direct competition is attracting buyers.

    However, a price reduction only works if it’s meaningful.

    For example, reducing a $1.4 million listing by $25,000 rarely changes buyer behavior. It doesn’t move your home into a new online search bracket or trigger a meaningful wave of new listing alerts. Instead, it often signals to buyers that additional reductions may be coming.

    In many situations, a strategic reduction of 3–5%, or enough to reach the next common search price, generates far more attention than a series of small cuts.

    When Should You Relist Your Home?

    Sometimes your home isn’t selling because the listing has become stale rather than because the property itself is undesirable.

    If showing activity has slowed dramatically, you’ve completed improvements, updated the staging, or changed your pricing strategy, removing the home from the market and relaunching it may be the better option.

    In Arizona, a home must remain in Canceled or Expired status for more than 45 consecutive days before it can be relisted as a new MLS listing. Beginning on the 46th day, both Agent Days on Market (ADOM) and Cumulative Days on Market (CDOM) reset to zero.

    A successful relaunch is more than simply resetting the days on market. Use the time to:

    • Invest in new professional photography
    • Complete deferred maintenance and repairs
    • Improve staging and curb appeal
    • Reevaluate your pricing strategy
    • Build a fresh marketing campaign

    When those improvements accompany a new listing, they can generate renewed buyer interest and create a stronger first impression.

    When Does It Make Sense to Hold?

    Holding your price isn’t always the wrong decision.

    If your home is truly unique, patience can be a legitimate strategy.

    Luxury estates, custom homes, architecturally distinctive properties, or homes on large lots often appeal to a much smaller buyer pool. These properties naturally require more time to find the right buyer.

    If your property doesn’t fit neatly into a group of comparable sales, waiting may produce a better outcome than reducing the price too quickly as long as your carrying costs and timeline allow for it.

    Quick Decision Guide

    If you’re experiencing…Consider…
    Very few showingsReview your pricing strategy.
    Lots of showings but no offersImprove presentation, photography, staging, or pricing.
    Repeated low offersReevaluate your asking price based on market feedback.
    A stale listing with declining activityConsider relisting after improving the home’s presentation.
    A unique luxury propertyHolding may be the best strategy if your timeline allows.

    Frequently Asked Questions

    How much should I lower the price to attract buyers?

    The goal is to reach an entirely new group of buyers.

    In many cases, that means lowering the price by 3–5% or enough to move into the next major online search bracket. Smaller reductions often fail to generate meaningful new activity.

    Does taking my home off the market reset days on market in Arizona?

    Yes, but only after the listing has remained in Canceled or Expired status for more than 45 consecutive days. Once relisted on or after the 46th day, both ADOM and CDOM reset to zero. Time spent in Coming Soon or Temporarily Off Market status does not count toward that requirement.

    Is it better to lower the price or offer buyer concessions?

    If buyers are interested but struggling with affordability, seller-paid closing costs or a mortgage rate buy-down can sometimes cost less than an equivalent price reduction while preserving your recorded sales price.

    However, concessions won’t solve the problem if buyers aren’t scheduling showings in the first place.

    Should I wait until winter or spring to sell my Scottsdale home?

    Sometimes.

    Luxury buyer activity often increases between January and May, but inventory also tends to increase. If your property is unique and you’re comfortable carrying it longer, waiting may be worthwhile. If you’re selling on a deadline, adjusting your strategy today is usually the better decision.

    How long is too long for a home to stay on the market?

    It depends on price point, location, and seasonality. However, once a listing passes roughly 45 days, many buyer agents begin viewing it as negotiable. By 90 days, buyers often assume the seller is unwilling to adjust unless something changes.

    Ready to Decide Your Next Move?

    If your home isn’t selling, the answer usually isn’t found in a generic rule. It’s found in your own data—showing activity, buyer feedback, recent comparable sales, and current market conditions.

    If you’re selling in Scottsdale, Paradise Valley, Arcadia, or the greater Phoenix area, I’d be happy to review your property’s performance and help you determine whether lowering the price, holding, or relisting is the smartest strategy.

    You can also learn more about capital gains taxes when selling a home before making your decision, as understanding your potential tax exposure is an important part of evaluating your overall net proceeds.

    Schedule a consultation at kristabecka.com/contact, and I’ll walk you through the numbers so you can move forward with confidence.

    About Krista Becka

    Krista Becka is a Broker Associate with Real Broker who helps buyers and sellers throughout Scottsdale, Paradise Valley, Arcadia, Phoenix, and surrounding communities make informed real estate decisions. With nearly two decades of experience, she specializes in luxury homes, relocation, move-up buyers and sellers, and strategic pricing. As a Certified Luxury Home Specialist (CLHMS), REAL Luxury member, and Certified Negotiation Expert (CNE), Krista combines data-driven analysis with concierge-level service to help clients maximize their results.

  • Why Summer Might Be the Best Time to Buy a Home in Scottsdale

    Why Summer Might Be the Best Time to Buy a Home in Scottsdale

    Summer may be one of the best times to buy a home in Scottsdale. Many buyers overlook it because they’re following conventional wisdom from other markets. Active buyer demand drops 40–50% from its spring peak as seasonal residents leave and many local buyers postpone their search until fall. The result is less competition, more negotiating power, and sellers who are often more willing to negotiate on price, credits, and concessions. Buyers who purchase between June and August frequently secure better terms than those who wait for the fall rush.

    If you’re a luxury home buyer, you’ve probably heard it’s best to wait until fall when the weather cools down and there’s more inventory.

    Here’s what that advice misses: right now, in June, your competition just got on a plane.

    Scottsdale’s real estate market runs on a rhythm most buyers from out of state aren’t aware of.

    Why Summer Is Different in Scottsdale

    Most real estate markets slow down in winter. Scottsdale is the opposite.

    The peak buying season here runs from late January through May. That’s when snowbirds are making final decisions before heading north, when relocation buyers are timing their moves, and when luxury demand peaks across North Scottsdale, Paradise Valley, and Arcadia. Multiple offers, quick closes, and minimal negotiating room are the norm during that stretch.

    Then summer arrives, and the market begins to change.

    Seasonal residents have returned to Chicago, Seattle, Toronto, and other cooler climates. Many second-home buyers pause their searches, and local buyers often decide to wait until fall when temperatures become more comfortable. As buyer activity slows, listings that didn’t sell during the spring market remain available, and sellers begin watching their days on market increase.

    That’s when the balance of power begins to shift. For buyers willing to look past the triple-digit temperatures, that shift can create opportunities that are much harder to find during Scottsdale’s peak spring market.

    What You Can Actually Negotiate Right Now

    The practical advantages break down by price point.

    Under $1.5M: This tier still has pockets of competitive demand, but it’s not the frenzied multiple-offer environment of spring. Well-priced homes move in 2–3 weeks; overpriced ones are sitting. If a home has been on the market since April, the seller’s motivation has changed considerably. You have room to ask for repairs, credits, and seller concessions on terms they would have laughed at five months ago.

    $2M–$5M: Above $2 million, multiple-offer situations are rare even in spring. In summer, you’ll often be the only offer a seller sees for weeks. The 114-day average days-on-market in Paradise Valley in spring 2026 tells you how patient you can afford to be — and how motivated sellers get once that number climbs higher. The sale-to-list ratio in the luxury tier runs around 94–95%, but buyers who work the summer window have reported significantly better outcomes, particularly on homes with repositioned pricing.

    $5M+: The ultra-luxury tier in Paradise Valley essentially has no comparable spring vs. summer distinction — these homes always require the right buyer, and that buyer doesn’t operate on a seasonal calendar. But discretely positioned listings that agents know about and aren’t yet public can surface during the quiet months. This is where having an agent with active relationships in the market matters more than timing.

    The Practical Advantages No One Talks About

    Beyond price negotiation, summer buying in Scottsdale gives you something money can’t fully replicate: time.

    In summer, the clock slows. You have room to:

    • Take your time evaluating homes instead of making rushed decisions.
    • Do a second or third showing on your top choices to make sure you’re right about the home
    • Wait for the right property instead of panic-buying the second-best option because the first one sold in a weekend
    • Get contractor opinions without feeling pressured.

    There’s also a practical due-diligence benefit specific to Arizona: touring in summer tells you how the home actually performs. You’ll quickly find out whether the HVAC keeps the home comfortable at 110°F, whether a west-facing backyard is enjoyable in the evening or becomes a heat trap, and how well the windows and insulation perform under peak summer conditions, insights you simply can’t get during a comfortable April showing. If you ever plan to sell, those performance characteristics will matter to the next buyer too.

    The Risk to Know About

    The summer advantage isn’t without a caveat worth understanding.

    In some sub-markets, particularly Paradise Valley’s ultra-luxury tier, listing supply can tighten in June and July as sellers pull homes rather than sit through a slow summer with no action. This can temporarily shift leverage back toward the few sellers still active.

    The response to this risk isn’t to wait it out. It’s to expand your visibility. The buyers who win in the summer market aren’t just watching Zillow. They’re working with agents who know which listings are coming, which sellers in desirable neighborhoods have quietly started conversations, and which properties didn’t hit the MLS because the owner wanted a discreet process. In a thin summer market, off-market and coming-soon inventory is often where the best opportunities sit.

    This is one reason why having the right representation matters more in summer than it does in spring. When the market is loud and competitive, most agents can find you inventory. When it’s quiet, the ones with real network access pull away from the field.

    Frequently Asked Questions

    Is summer a good time to buy a home in Scottsdale?

    Yes, summer is one of the most strategically advantageous times to buy in Scottsdale. Active buyer counts drop 40–50% from spring peaks as seasonal residents leave and many local buyers postpone until fall. That reduced competition translates to more negotiating power and more time for due diligence.

    Do home prices drop in Scottsdale in summer?

    Prices don’t dramatically drop, but sellers are meaningfully more willing to negotiate. You’ll find more acceptance of repair requests, closing cost credits, and rate buydowns. Price reductions are more common on homes that have been listed since spring. In the luxury tier ($3M+), summer can produce real price movement on homes that didn’t trade at the spring ask.

    What are the risks of buying a home in Scottsdale in summer?

    The main risk is that listing supply can temporarily tighten in some sub-markets as sellers pull homes rather than sit through a slow summer. This is most common in Paradise Valley’s luxury tier. Work with an agent who tracks off-market and coming-soon inventory so you’re not limited to what’s publicly active on the MLS.

    When do most buyers return to the Scottsdale market after summer?

    Activity typically picks up again in October, and by late January the market is running at full spring pace. Snowbirds, relocation buyers, and local upgraders all compete simultaneously. Buyers who purchase in June through August avoid that surge entirely and often close well before the fall rush begins.

    How hot does it get in Scottsdale in summer?

    Temperatures regularly exceed 110°F in June through August. The upside is that touring in extreme heat gives you real-world data on how the home’s HVAC, insulation, and orientation perform under maximum demand.

    If you’re wondering whether this summer is the right time to buy, don’t assume waiting until fall is your best option. Every neighborhood and price point behaves a little differently, and timing should always be evaluated alongside your goals and budget. If you’d like to discuss what’s happening in your target neighborhoods, schedule a consultation and let’s find out what’s negotiable.

    About Krista
    Krista Becka helps buyers and sellers throughout Scottsdale, Arcadia, Paradise Valley, and Greater Phoenix make confident real estate decisions. For nearly two decades she’s guided move-up buyers and sellers, relocation clients, and investors, protecting equity and helping clients avoid costly mistakes. A Broker Associate with Real Broker, Certified Luxury Home Specialist, REAL Luxury member, and Certified Negotiation Expert, Krista blends data-driven pricing with hyperlocal insight and concierge-level service. Thinking about buying or selling in Scottsdale? Connect with Krista at kristabecka.com.