Selling your home here in Idaho—or anywhere, really—is more than just tossing a “For Sale” sign in the yard and waiting for offers to flood in. Today’s buyers are sharp. They’ve done their homework, and if something feels off, they’ll walk faster than a tourist who just saw Bigfoot.

So, whether you’re in Boise, Eagle, or way out in the sticks, let’s talk about the most common home-selling mistakes I see (and how to make sure you avoid them).

1. Overpricing Your Home

Listen, I get it—your home is special. Maybe it’s where your kids took their first steps or where you learned to make the perfect Idaho huckleberry pie. But buyers aren’t paying for memories—they’re looking at comps.

Real talk: If you overprice, your listing will sit... and sit... and then people will start wondering what’s wrong with it. Pricing it right from the jump gets you more interest and stronger offers.

What to do: Let the market (and a good agent) guide you. Price it based on what similar homes are actually selling for, not what you hope to get.

2. Skipping a Pre-Listing Inspection

Nobody likes surprises—especially when they come in the form of a leaking roof or a sketchy electrical panel halfway through a deal.

What to do: Hire a pro for a pre-listing inspection. That way, you can fix what needs fixing or at least be up front about it. It gives buyers confidence and can prevent last-minute headaches.

3. Unpleasant Odors

I know, you probably don’t even notice that wet-dog smell anymore, but trust me—buyers will. Same goes for heavy candles, plug-ins, or that salmon you grilled two nights ago.

What to do: Deep clean like your favorite in-laws are coming over. Steam the carpets, air things out, and skip the fake scents. Fresh and neutral is the vibe we’re going for.

4. Crummy Listing Photos

If your listing photos look like they were taken with a flip phone from 2007, you're in trouble. First impressions matter—and most buyers see your home online before they ever see it in person.

What to do: Hire a real estate photographer. Clean up, open the blinds, and show off what makes your home shine—whether that’s a cozy fireplace, big backyard, or killer mountain views.

5. Too Much Stuff (Especially Your Stuff)

I know you love your wall of family photos and that massive elk mount, but buyers need to picture their lives in your home—not yours.

What to do: Declutter, depersonalize, and if needed, get help staging. Less is more. Give buyers space to imagine their own story here.

6. Being Too Picky About Showings

If you’re only allowing showings between 10:15 and 10:45 on Tuesdays, you’re missing the boat. Buyers are busy—and if they can’t see it, they won’t buy it.

What to do: Be as flexible as you can, especially in those first couple weeks when interest is highest. Pro tip: an open house can be a great way to get multiple buyers through in one shot.

7. Ignoring Curb Appeal

If the outside of your house looks tired, overgrown, or forgotten—buyers might just keep on driving.

What to do: Mow the lawn, trim the bushes, plant a few flowers, and slap a fresh coat of paint on that front door if it needs it. A little sprucing up goes a long way.

Final Thoughts (from someone who’s been around the Idaho block)

At the end of the day, selling your home doesn’t have to be complicated—but it does take a little strategy. Idaho buyers are smart, but they’re also looking for homes that feel solid, well-loved, and move-in ready.

Avoid these seven common slip-ups and you’ll be well on your way to handing over the keys—and moving on to your next chapter—with a smile.