8 Mistakes Sellers Make in the First Week of Selling
Quick Overview
- The first week is decisive — homes that attract few viewings in week 1 typically stay on the market 3x longer than homes that generate immediate interest.
- 28 days — the average time to sell in the Netherlands in 2025. Mistakes in week 1 can double or triple that.
- Publishing on a Tuesday or Wednesday generates on average 23% more clicks in the first 48 hours (source: Funda data analysis, 2024).
- 8 mistakes made in the first week that negatively affect the rest of the selling process.
- Price and presentation are the two factors with the most influence on how week 1 goes.
The first week of selling a home isn't just any week. Property platform algorithms automatically give new listings more visibility. Buyers who are actively searching see your home first. If you don't make the most of that week, it costs you not just time — it costs you negotiating room too. Eight mistakes we see time and again, all of them avoidable.
1. Setting the asking price too high
An overly high asking price is the most common mistake. The reasoning is understandable: you can always lower it later. But in practice it works differently. Buyers filter on Funda by price bracket. A home priced €20,000 above market value misses a large part of the relevant audience. After a price cut, the home also gets tagged as "hard to sell" — even if the cut brings the price to exactly the right level. A realistic asking price from day one works better than a high price with a correction later.
2. Publishing without professional photos
Homes with professional photos attract on average 118% more online visitors than homes with smartphone photos (source: Zillow, 2023). Yet some sellers choose speed over quality. That's a costly choice. The photo session costs a day's delay — that's acceptable. Publishing with mediocre photos costs you viewings you'll never get back.
Agent Tip: publish on a Tuesday or Wednesday
Homes listed on Funda on a Tuesday or Wednesday receive on average 23% more clicks in the first 48 hours. Friday and Monday score lower. Plan your listing date deliberately — not at the moment everything happens to be ready, but at the moment most buyers are actively searching.
3. Too little availability for viewings
When serious buyers call for a viewing and the earliest available slot is a week and a half away, many drop off. They're looking at multiple homes at the same time. Flexibility in the first week — including evenings and weekends — makes a big difference. Keep the first two weeks as open as possible.
4. A poor or too-short property description
The description on Funda is the second filter after the photos. A four-sentence description tells buyers nothing they don't already see in the photos. A good description covers the atmosphere, the location, distinctive features of the home, and concrete details about nearby amenities. Write for the buyer who has never set foot on the street — not for yourself.
Local Knowledge: writing for the Greenport region
Buyers from outside the region — often from Amsterdam, The Hague, or Utrecht — don't know Leimuiden, Nieuw-Vennep, or Kaag en Braassem. Mention the travel time to the Randstad (train station Nieuw-Vennep at X minutes, direct A4 access), and proximity to nature and the Green Heart. These are often the deciding arguments for this audience.
5. Not responding to offers or questions
Buyers who make an offer or ask a question expect a response within 24 hours. Silence gets read as disinterest or uncertainty. A simple acknowledgment — "we've received your offer and will get back to you within 48 hours" — is enough. Communication keeps the relationship warm.
6. Rejecting the first offer outright
Rejecting the first offer on principle is a common mistake. Analyze the offer on its merits: is the price realistic, are the terms acceptable, what's the buyer's financial position? A constructive counteroffer keeps the conversation open. A rejection closes it. Negotiating always starts better than refusing.
7. Getting personally attached during negotiations
Selling a home is emotional. You've lived there for years, made memories. When a buyer makes critical remarks or a low offer, it can feel like an attack on your home. That feeling is understandable, but damaging in negotiations. Keep a clear, businesslike distinction between emotion and financial interest.
Good to Know: the first week determines the sale price
Homes that receive an offer in the first two weeks typically sell closer to the asking price than homes that stay on the market longer. The longer a home sits on the market, the stronger the buyer's negotiating position becomes. Everything you get right in week 1 directly affects the final sale price.
8. Selling without an agent
Without an agent, you save on commission. But sellers without guidance underprice their home on average by 3-5%, or sell to buyers on less favorable terms (source: Eigen Huis Magazine, 2024). An agent knows the market value, negotiation tactics, and legal pitfalls. The commission pays for itself.
The 8 mistakes at a glance
| Mistake | Consequence | Solution |
|---|---|---|
| Asking price too high | Less reach, price cut needed | Get a professional valuation |
| No professional photos | Fewer clicks, fewer viewings | Hire a photographer before listing |
| Limited availability | Buyers drop off | Maximum availability in first 2 weeks |
| Poor description | Buyers click away | Write for an unfamiliar buyer |
| Slow response time | Interest fades | Respond within 2-4 hours |
| Rejecting first offer | Potential buyer walks away | Always make a counteroffer |
| Emotion in negotiation | Worse outcome | Let your agent negotiate |
| Selling without an agent | Underpricing or poor terms | Get professional guidance |
Frequently Asked Questions
Conclusion
The first week of selling a home is the most decisive for the final result. Eight mistakes — from an overly high asking price to slow communication — are all avoidable with good preparation and professional guidance. Get week 1 right and you'll sell faster and at a better price. Make mistakes, and you'll pay for them throughout the rest of the selling process.
Useful resources
Want to sell without making these 8 mistakes?
We help you prepare the first week properly — from asking price to photo session and communication with buyers.