If your home has been on the market for several months without any serious offers, there is almost always a specific reason. It could be the asking price, the presentation, or a combination of factors that are putting buyers off. In this article, we answer the most frequently asked questions about a home that simply won’t sell — and what you can do about it.
How long should a home typically be on the market?
In a healthy housing market, a home is typically listed for between four and eight weeks before an offer is accepted. If your home has been online for more than three months without serious interest, that’s a sign something isn’t right. After six months without a sale, the listing can be considered structurally stalled.
Average selling times vary considerably by region and property type. In cities like Amsterdam and Haarlem, homes in popular segments still sell quickly, while properties outside the Randstad or in less sought-after neighborhoods can sit on the market for much longer. The type of property also plays a role: an apartment generally sells faster than a detached home with a higher asking price.
Timing matters too. Homes listed in January or August statistically take longer to sell than those brought to market in spring. This is related to buyer behavior — house hunters tend to be less active during those periods.
What are the most common reasons for a slow sale?
The most common reason a home stays on the market for a long time is an asking price that is too high relative to comparable properties in the area. But poor photography, an unappealing online presentation, limited viewing availability, and a negative first impression upon arrival all play a significant role as well.
Here are the most common causes:
- Asking price too high: Buyers compare actively and lose interest when the price doesn’t align with the market.
- Poor online presentation: Dark or cluttered photos mean potential buyers won’t even schedule a viewing.
- Limited availability for viewings: The less flexible you are, the fewer people will see the property.
- Maintenance issues or defects: Visibly deferred maintenance raises red flags for buyers.
- Bad first impression: A neglected garden, an outdated facade, or a cluttered entryway creates a negative feeling the moment buyers arrive.
- Limited marketing approach: If the home is only listed on one platform without any further promotion, you’re reaching too small an audience.
Sometimes it’s a combination of several factors. A home that is slightly overpriced and poorly photographed faces a double barrier when it comes to generating buyer interest.
Should you lower the asking price if your home has been on the market for a long time?
A price reduction isn’t always the first step, but it is the most effective one when the price is demonstrably above market value. Before adjusting the price, it’s important to assess whether other factors are also at play. If the presentation and marketing are solid but offers still aren’t coming in, the price is almost certainly the sticking point.
A price reduction only works if it’s meaningful. A drop of one or two percent will barely register with active buyers who follow the market closely. A reduction of five percent or more attracts fresh attention and can push the listing back to the top of search results.
Pay attention to the psychological effect of a long listing period as well. Buyers notice how long a home has been on the market and start to wonder why no one else has made an offer. This lowers their willingness to bid — or they offer less than they otherwise would. A timely price adjustment prevents this effect from compounding.
Ask your agent for an up-to-date comparison with recently sold homes in the area. That analysis will give you an objective picture of where the price should be.
What presentation changes can speed up the sale?
Better photography, a tidy and styled home, and a compelling listing description can significantly accelerate a sale. Buyers decide within seconds — based on images alone — whether they want to schedule a viewing. A professional presentation directly increases that likelihood.
Concrete changes that make a difference:
- Professional photography: Have photos taken by an experienced real estate photographer who uses the right lighting and camera angles.
- Home staging: Remove personal items, declutter, and add neutral décor so buyers can picture themselves living in the space.
- Minor touch-ups: Fixing paint damage, repairing squeaky doors, and applying a fresh coat of paint in a neutral color can do wonders for the first impression.
- Video tour or 3D floor plan: These attract more attention online and give buyers a better sense of the layout.
- A stronger listing description: Don’t just describe the features — highlight the benefits of the location, the neighborhood, and the surrounding area.
- Greater visibility: Make sure the home is listed on multiple platforms and consider promoting it on social media.
It can also be worth temporarily taking the home off the market, making improvements, and relaunching it. This gives the listing a fresh start in search results.
When is it a good idea to switch agents?
Switching agents makes sense if you haven’t received any serious viewings or offers after three to six months, and if your agent isn’t proposing concrete changes or communicating proactively. A good agent actively evaluates the strategy and adjusts it when results aren’t materializing.
Signs it may be time for a new agent:
- You rarely hear from your agent unless you reach out first.
- There is no clear plan for how the sale will be moved forward.
- The photos and listing have never been updated, even after feedback.
- Viewings are poorly managed, or there is little follow-up with interested buyers.
- Your agent has limited knowledge of the specific neighborhood or target buyer.
First, check what your sales agreement says. Some agreements have a minimum term or include notice period provisions. Read those terms carefully before ending the relationship.
A new agent often brings a fresh perspective, a new network, and a different approach — and that can be exactly the push needed to get the sale moving.
What are the alternatives if selling isn’t working right now?
If selling isn’t working at the moment, there are three realistic alternatives: temporarily renting out the property, taking it off the market and relisting it later, or substantially lowering the asking price to sell quickly. The best option depends on your financial situation and how urgently you need to sell.
Temporary rental
If you don’t need to sell immediately, a short-term rental can be a good interim solution. You generate income while waiting for a better market or a higher price. Be mindful of the legal aspects, however: short-term rental requires the right type of contract and, in some cases, a permit. Once a tenant is in the property, strict rules apply regarding termination.
Taking the home off the market
A home that has been listed for a long time loses its appeal. By temporarily removing it from the market, making improvements, and relaunching it later, you reset buyer perception. A fresh start with new photos, an adjusted price, and a renewed narrative gives the home a second chance to stand out.
Selling quickly at a lower price
If you need liquidity quickly, it may be wise to price the home in a way that ensures it sells within a few weeks. That sometimes means a lower return, but it gives you certainty and avoids ongoing costs such as mortgage payments, maintenance, and agent fees over an extended period.
How we help you sell your home
At Urban Homies, we help homeowners who are stuck in the selling process by restructuring the entire approach from start to finish. We begin with a thorough valuation and an analysis of market conditions in your area, so we can set a realistic and competitive asking price.
What we take care of for you:
- Professional photography and a tailored listing that presents your home the right way to the right buyers.
- A targeted marketing strategy that goes beyond a single listing platform, including social media and our own network of active buyers.
- Active guidance from the initial strategy meeting through to signing at the notary and the follow-up afterward.
- Honest advice on price, presentation, and timing — even if that means recommending you wait a little longer.
Want to find out why your home hasn’t sold yet and what we can do to change that? Get in touch for a no-obligation conversation, or read more about our sales guidance services.
