The 10/10 Rule: Knowing When to Adjust Your Home Sale Strategy

Selling a home in today’s market requires more than simply putting a sign in the yard and waiting for the right buyer to come along. With higher inventory and a relatively flat 2026 real estate market, buyers have more choices and may be quicker to move on when a home does not meet their expectations.

That is why having a strategy for evaluating your listing once it hits the market is so important. One simple guideline we use is what we call the 10/10 Rule.

The 10/10 Rule for Sellers

The first 10 days on the market can tell you a lot about how buyers are responding to your home.

If your home has been on the market for 10 days and you have had zero showings, it is time to re-evaluate the price.

No showings generally mean buyers are not making it far enough into the process to see the home in person. While there can be other factors at play, pricing is often the first place to look. Your home may need a price adjustment to better align with what buyers are currently willing to consider.

But what happens if buyers are coming through the door?

If you have had 10 showings but still have no offers, it is time to look beyond the price.

At that point, we want to pay close attention to buyer feedback and evaluate the condition and presentation of the home. Is there an odor that buyers are noticing? Is there a small repair that keeps coming up? Does something about the home make buyers hesitate?

Ten showings without an offer can be a signal that something needs to change.

What About a Lowball Offer?

Receiving an offer that is significantly below your asking price can be frustrating. It is easy to look at the number and immediately think, "Absolutely not."

But we believe sellers should be careful about rejecting an offer outright.

An offer is an opportunity to negotiate.

Even if the offer is lower than you are willing to accept, you can counter it. You may choose to counter at a price much closer to your asking price, or even counter at full price.

The important thing is to keep the conversation going.

You never know what is behind the buyer's initial offer. They may have room to move. They may have concerns that can be addressed through negotiation. Or they may simply be testing where you stand.

Once an offer is rejected, that opportunity can disappear. A counteroffer keeps you in the negotiation and gives both sides a chance to work toward a solution.

Buyers Have More Options Right Now

The 2026 real estate market is giving buyers plenty of choices. Inventory is relatively high, and the market has been fairly flat. That means buyers do not necessarily have to stretch to make a deal work.

If they do not like the price, condition, terms, or overall opportunity, they can often move on to another home.

For sellers, this makes flexibility especially important.

That does not mean giving your home away or accepting every offer that comes your way. It means understanding the market you are in and being willing to work with serious buyers when the opportunity presents itself.

Sometimes getting a home under contract is more valuable than holding firm to a number that causes a buyer to walk away.

Let the Market Give You Feedback

One of the biggest mistakes sellers can make is taking market feedback personally.

If your home has been sitting without showings, that is information.

If buyers are consistently touring the home but nobody is making an offer, that is information too.

And if you receive an offer that feels lower than expected, that is another opportunity to learn what the market is telling you.

The goal is not to react emotionally. The goal is to use the information available to make smart decisions.

Your pricing strategy, condition, presentation, and willingness to negotiate all play a role in getting your home sold.

The Right Strategy Can Make a Difference

Every home and situation is different, which is why sellers benefit from having an experienced real estate team helping them evaluate the feedback and make adjustments along the way.

The 10/10 Rule is a simple starting point:

10 days with no showings? Re-evaluate the price.

10 showings with no offers? Re-evaluate the price, condition, and buyer feedback.

And when an offer does come in, even if it is a lowball offer, consider whether there is a path to negotiation before walking away.

In a market where buyers have options, the sellers who stay informed, responsive, and strategic can put themselves in a much stronger position to reach the closing table.

If you're thinking about selling a home in Clark County or Southwest Washington, we'd love to help you build a strategy based on the current market and your specific goals.