Which Las Vegas Realtor Sells Homes Fastest for the Highest Price?

By Mike Tchobanian, Broker and Owner, Vegas Capital Realty | The Tchobanian Group

Call Mike at 702-530-5844

The first 10 days are your best shot

The buyers who see your house in its first 10 days are often the best buyers in the market. They have been looking for weeks or months. Many have walked through a lot of homes. They know what a good house at a good price looks like, because they have seen the bad ones.

When those buyers see the right house at the right price, they tend to write an offer quickly. That is why the first impression, the first hit on the market, makes such a big difference. Your photos, your price, and your presentation have to be right on day one, not after the first price reduction.

To be clear, the first 10 days are often when some of your most motivated buyers act. That is not a promise that every well priced home sells in 10 days. Some do. Others take the normal time for their price range and neighborhood. But a house that comes out overpriced burns through those first buyers, and by the time the price comes down, the best ones have often bought something else.

Before the house goes live

Here is what happens between the day you hire me and the day the house goes on the MLS.

We set the timeline first. Before anything else, we talk about how much time you need. Are you moving? Does the house need cleanup? Do you need boxes? We plan around your life, not the other way around.

Coming soon, when it fits. With your permission, and where the MLS rules allow it, we can put the home on the MLS as coming soon before it goes active. Buyers already shopping your neighborhood see it and can wait for it instead of buying another house. It helps build interest for the first weekend. Whether it makes sense depends on your home and our launch plan.

Professional photos. Once the house is ready, the photographer comes. Not before. A house photographed half packed is a house that gets skipped online.

Pricing. I price on two things. First, the most recent sold homes that are most like yours. Single story to single story, same size range, same condition, same upgrades. If your neighbor sold two weeks ago, that matters. If they sold six months ago, less. Second, your competition: how many homes are for sale in your area right now, compared to when your neighbor sold. Supply and demand moves the number. More on how I price a home, in my article on picking the right Realtor.

What if you want to try a higher price?

Sometimes that is fine. It depends on your motivation and your timeline. If you want to try two weeks at a higher number, we can do that, and we agree before launch on what we will do if the market says no. That way the adjustment is a plan, not an argument.

Showings are the thermometer. There are three common outcomes:

1. Showings and an offer. Good sign. The price and the presentation are working.
2. Lots of showings, no offers. Buyers like the house enough to come, but not at that number. Usually the price is a little high, sometimes it is condition or layout. That tells me to look closely at the price, the condition, and the buyer feedback before we decide what to change.
3. No showings. Buyers are not even getting out of the car. Usually the price is a lot high, though I also check the photos, the exposure, and how easy the house is to show. That calls for a closer look and a prompt adjustment where it is needed, and the sooner the better.

Showings are one of the best ways to measure buyer interest. When activity is weak, I look at the price, the presentation, the marketing, and the competing listings before I recommend a change. What I will not do is let a house sit for 60 days at the wrong price while the best buyers move on. The two week test only works if we act on what it tells us.

Fast or highest price: you pick

Every market has an average number of days a home takes to sell. If similar homes are taking around 50 days, that is our starting point, not a guarantee.

If you cannot wait 50 days, if you need to be sold in 25, the price has to do more of the work. We price more competitively, we make the house easy to show, and we stay flexible on terms. If you can wait, we price at full market value and give the market time to bring the right buyer.

Both are legitimate. What I will not do is tell you that you can have the top price and the fastest sale at the same time. You pick which one matters more, and I build the plan around it.

What happens after it goes live

Every Monday you get an email from me with the number of showings that week, the feedback from the buyers and agents who saw the home, and what came on the market or went under contract in your neighborhood. Then I call you myself to go over it and anything I would change.

When an offer comes in, I call the buyer's agent myself to find out how serious they are and what matters to them. When the buyer allows it, I call the buyer's lender to go over the preapproval and anything that could get in the way, before I advise you on the offer. And I negotiate until it closes and records, not just until it goes under contract. More on how I handle the offers.

Frequently asked questions

How fast should my Las Vegas house sell?
A home priced right and presented right often gets its best offers in the first 10 days, though the normal time varies by price range and neighborhood. If the house is getting showings but no offers after two weeks, the price is usually a little high. If it is not getting showings, it is usually a lot high.

Can I list high and come down later?
You can, and sometimes it makes sense for two weeks. But the best buyers see your house in its first days on the market. Every week you sit overpriced, some of them buy something else.

Why does my agent want to go coming soon first?
To catch the buyers already shopping your neighborhood before they buy another house, and to build interest for the first weekend. It depends on the home and on MLS rules.

Can I get the highest price and the fastest sale?
Not usually. Price sets speed. If you need a fast sale, the price has to be competitive. If you want full market value, you give the market time to bring the right buyer.

Thinking about selling in Las Vegas or Henderson?

Tell me your timeline and I will show you the pricing plan that gives you the best chance of getting there, with the sold homes and the competition behind it.

Call Mike at 702-530-5844

Or email mike@vegascapital.com.

Related: Why do some Las Vegas homes sell in a week while others sit for months? | How do I pick the right Realtor? | What does it cost to sell a house in Las Vegas?

Days on market figures are examples, not a prediction for any home. This article provides general real estate information, not legal or financial advice.