A smart seller’s guide to reading the market and protecting your bottom line

July is a fascinating month in real estate. The summer heat is on, serious buyers are still active, and yet market patterns start to shift. Many sellers wonder:

“Do we hold steady on price, or should we make a move before more homes hit the market in late summer?”

At The Espinosa Group, we help homeowners answer that question with local data, buyer feedback, and a deep understanding of current trends in the East Valley. Here’s a detailed guide to help you decide if now is the moment to stay put — or adjust your strategy.

🏠 Why You Might Want to Hold Your Price in July

✅ You’re Getting Consistent Showings (and Genuine Interest)

The number one reason to wait? Buyers are still coming through the door and your agent is hearing hopeful signals.

• Comments like “We’re discussing it with our lender,” or “We’ll come back for a second look next weekend,” mean your home is competing well.

• If you’re on track with showing volume for similar homes in your area, it’s a sign your pricing is working.

💡 Insider note: Some buyers take longer to make decisions in July, especially with vacations or summer camps. Give them a little time before making a knee-jerk change.

✅ You’re Still in the “Golden Window” of New Listings

The first 2-3 weeks on market are critical. This is when you’ll get the freshest buyer eyes — the ones who’ve been actively watching for new listings.

If you adjust your price too quickly, it can send the wrong message.

• Buyers may wonder if something is wrong.

• You could leave money on the table by undercutting demand you haven’t fully tapped yet.

💡 Strategy: As long as showings are solid and online views are strong, it’s smart to stay the course for at least 14-21 days.

✅ The Local Inventory is Still Favorable to Sellers

Every neighborhood is different. If your area still has low inventory for homes similar to yours, you can afford to be patient.

For example, if there are only 2-3 similar homes for sale nearby — or if most are older or less updated — you’re likely still in the driver’s seat.

🚩 Why You Might Need to Lower Your Price — Even in Summer

❌ Showings Have Tapered Off (Or Never Took Off)

Your first couple of weeks on the market are usually the busiest. If by day 14 you’re seeing a sharp slowdown in showings — or your open house was quiet — that’s a clue the price might be a stretch.

👉 If your online listing is getting clicks but buyers aren’t booking tours, it often means they see your photos and love it… until they see the price.

❌ Buyers are Saying the Same Thing: “It’s Too High”

Pay close attention to showing feedback. It’s one of the best tools you have.

• If multiple buyers say, “We loved it, but it’s just out of our range,” or “We’d need to offer at least $20k less,” take it seriously.

• Even if they say they’re considering it but don’t move forward, that’s soft evidence that price is the sticking point.

❌ New Listings Are Changing the Playing Field

July can be a transitional month. As we approach August, more sellers prep to list so they can close before the holidays.

If suddenly there are 4 or 5 new listings in your neighborhood — priced slightly below yours or offering similar features — your negotiating power slips. Buyers will line up to see those homes too.

💡 Strategy: Sometimes a small price reduction now helps you stay ahead of the curve, rather than chasing the market with bigger cuts later.

❌ Days on Market is Creeping Up

The longer your home sits, the more buyers start to wonder what’s wrong. In July, buyers know more listings are around the corner. If you’re at 30+ days without strong interest, it’s often smarter to adjust now.

• A $5,000–$10,000 strategic reduction can reignite urgency.

• It positions your home as “newly improved pricing,” bringing buyers back for a second look.

⏳ Why Timing is Everything in July

Many homeowners think waiting until fall will bring more buyers — but it often brings more competition instead.

Come September and October:

• More listings flood the market from sellers trying to get closed before year-end.

• Buyers have more options, meaning they negotiate harder.

• Homes that sit past 60 days can start seeing lowball offers.

Listing in July — or making that key adjustment in July — can help you stay ahead of that curve.

🎯 The Bottom Line: Price Isn’t Just About What You Want — It’s About What Buyers Will Pay

It’s tempting to think: “We can always come down later.” But the best offers usually come early, from buyers who are already actively searching.

A well-priced home in July can:
✅ Sell quickly, so you avoid carrying extra mortgage, taxes, insurance, and maintenance.
✅ Attract multiple interested buyers, which helps protect your price.
✅ Let you move forward with buying your next home (or downsizing) without stress.

👋 Let’s Make the Best Call For You

At The Espinosa Group, we use a 4-point pricing check:
1️⃣ Are your showings and online views still trending high?
2️⃣ What’s the direct feedback from buyers?
3️⃣ What new competing listings have popped up this month?
4️⃣ Are pendings in your area closing close to your asking price?

Then we help you decide if it’s best to stay firm — or make a strategic adjustment that keeps your goals on track.

📞 Call or Text The Espinosa Group: +1 (480) 584-7456
🌐 Learn More or Get a Market Check-Up: www.theespinosagroup.us

We’ll keep you ahead of the curve, so you sell for top dollar — without unnecessary waiting.