Ready to sell your home on Long Island? With the right strategy, you’re entering the market at a good time – but only if you avoid the costly mistakes that trip up most sellers.
Let’s have an honest conversation about what it really takes to sell your home quickly and for the best price in today’s market.
The Current Long Island Market: What Sellers Need to Know
Here’s where we are in late 2025:
The Good News: There’s been a shortage of homes for sale on Long Island. When a well-priced, well-prepared home hits the market, buyers are ready to act. I’m seeing bidding wars in many areas – multiple offers, buyers waiving contingencies, offers over asking price.
The Reality Check: Just because inventory is tight doesn’t mean you can slap any price on your house. Today’s buyers are savvy, they’ve done their research, and they have enough options to be selective. If your home is overpriced, poorly presented, or shows signs of neglect, they’ll move on to the next one.
The #1 Mistake Sellers Make (And It Costs Thousands)
Overpricing because of emotional attachment.
I get it. This isn’t just four walls and a door – it’s where you raised your kids, celebrated holidays, and built a lifetime of memories. You remember what you paid for it, you know how much you spent on upgrades, and you’re thinking about your financial needs for your next move.
Here’s the problem: the market doesn’t care about any of that.
What Actually Determines Your Home’s Value:
- What comparable homes in your neighborhood have SOLD for recently (not listed for – sold for)
- Current market conditions (interest rates, inventory levels, buyer demand)
- The condition of your home compared to others on the market
- Location, location, location
Your emotional attachment, your memories, your financial needs – none of that factors into market value. I know it feels unfair, but that’s the reality.
The Overpricing Trap
Many sellers think they’ll price high and leave room to negotiate. But here’s what actually happens:
- Buyers in your actual price range never see your home because it’s outside their search parameters
- Buyers looking at higher-priced homes skip yours because compared to other homes at that price, yours doesn’t measure up
- Your home sits on the market getting stale, and buyers wonder what’s wrong with it
- You eventually drop the price – but by then you’ve lost momentum and often sell for LESS than if you’d priced it right from the start
The Solution: Emotional Detachment
This is my secret weapon for helping sellers get top dollar: learning to see your home as a product, not as your “long-time partner.”
You need to “disown” your home emotionally – not in a sad way, but as the first step toward your exciting next chapter.
What Actually Adds Value (And What Doesn't)
Let me tell you a story. I had a client who spent thousands on imported Italian wall covering material. Beautiful, expensive, very specific to her taste. She was convinced it would significantly increase her home’s value.
It didn’t. In fact, it might have hurt her sale because buyers immediately thought about the cost of removing it.
Where You Get Real ROI:
- Kitchen Remodels – 70-80% return on investment. Buyers want modern appliances, good counter space, updated cabinets, and nice lighting.
- Bathroom Remodels – The second-biggest value-add. Modern fixtures, good lighting, updated vanities, no water damage.
- Fresh Paint in Neutral Colors – Cheapest, highest-impact improvement. Grays, beiges, whites – not your favorite shade of purple.
- Curb Appeal – First impressions matter enormously. A well-maintained exterior says “this home has been cared for.”
What Doesn’t Add Value:
- Highly personalized design choices (like Italian wall coverings)
- Expensive materials that don’t appeal to mainstream taste
- Over-improving for your neighborhood
- Swimming pools (in many Long Island areas, they’re actually a negative)
Remember: your taste is unique to YOU. Stick to neutral, mainstream improvements that appeal to the broadest range of buyers.
The "Disowning" Process: Staging to Sell
Right now, your home is set up for YOU. Your family photos are on the walls. Your kids’ artwork is on the fridge. Your collections are on display.
But you’re not selling to you – you’re selling to strangers who need to see themselves living there.
When buyers walk into your home, they should feel like they’re walking into a model home – neutral, clean, spacious, and full of possibility. They need to imagine THEIR furniture, THEIR photos, THEIR life in this space.
If your home looks too “lived in” and too specific to YOUR life, buyers feel like they’re visiting someone else’s home. They can’t connect emotionally. And if they can’t connect, they won’t make a strong offer.
What You Need to Do:
Depersonalize:
- Remove family photos
- Pack away personal collections and memorabilia
- Clear off countertops
- Remove religious or political items
- No pets visible during showings
Declutter:
- Less is more – buyers need to see the SPACE, not your stuff
- Clear out closets to show how spacious they are
- Remove excess furniture
Deep Clean:
- Everything. I mean EVERYTHING.
- Pay special attention to kitchens and bathrooms
- Fresh, neutral paint if needed
Make Minor Repairs:
- Fix that leaky faucet
- Replace burned-out light bulbs
- Repair squeaky doors
- Patch holes in walls
Buyers see small maintenance issues as red flags. If you haven’t fixed a dripping faucet, they assume you haven’t maintained the big stuff either.
Best Time to Sell on Long Island
April through June is peak season. This is when buyer demand is highest because families want to move before the next school year starts, the weather is beautiful, and gardens are blooming (hello, curb appeal!).
May is historically the strongest month – homes tend to sell faster and for more money.
Listing in March can give you an advantage by capturing pent-up demand from buyers who’ve been waiting all winter.
Fall and winter? Fewer buyers, but the ones looking are typically very motivated – relocations, life changes. Less competition from other sellers.
If you can control your timing, aim for spring. But with the right strategy, you can sell successfully any time of year.
Getting Emotional During Negotiations
You’ve staged your home beautifully. You’ve priced it right. You get an offer.
And it’s lower than you want. Or they’re asking for repairs. Or they want you to pay closing costs.
This is where sellers often derail their own sale by taking things personally.
The buyer isn’t insulting you. They’re negotiating because that’s what smart buyers do.
With tight Long Island inventory, buyers often can’t be too demanding because they know they might get outbid. But they might still try to negotiate on repairs, closing costs, or concessions.
Your response should be strategic, not emotional.
This is where having a good agent is crucial. I’ll help you evaluate offers objectively, respond to inspection issues rationally, and negotiate from a position of strength without torpedoing the deal.
Sometimes accepting a slightly lower offer with fewer contingencies is smarter than holding out for top dollar. Sometimes a small concession keeps the deal moving. Sometimes standing firm is right.
But these decisions need to be based on strategy and market conditions – not your feelings about your home.
What You'll Actually Pay When You Sell
Selling isn’t free. Plan on paying 8-10% of your sale price in total closing costs:
- Real estate commission: 5-6% (split between agents)
- Attorney fees: $1,500-3,000
- Transfer taxes: 1-2% of sale price
- Mortgage payoff: Whatever you still owe
- Prorated property taxes
- Any repairs or credits you agreed to
On a $500,000 home, you’ll net around $450,000-460,000 minus your mortgage payoff.
Special Long Island Considerations
High Property Taxes: Long Island’s property taxes are notoriously high. Make sure your listing highlights any tax benefits buyers should know about.
Aging Housing Stock: Many Long Island homes were built in the 1950s-1970s. If yours has old heating, electrical, plumbing, or roofing, be prepared to either update or price accordingly.
Co-ops and Condos: Factor in lengthy board approval processes and provide all building documents upfront.
Why Work With Me?
PERFORMANCE…not promises.
That’s my commitment to you.
I’ve been in real estate for over a decade and lived on Long Island for over 30 years. I know this market – the neighborhoods, the buyer pools, the seasonal rhythms, and what actually sells.
More importantly, I understand the emotional side of selling. I experienced homelessness as a teenager, so I know what it’s like to not have a home. That experience shaped how I approach real estate – with empathy, but also with the tough honesty you need to get top dollar.
What I Bring:
- Honest pricing strategy based on data, not emotions
- Staging expertise to help you “disconnect” from your home (I know…break ups are hard 😊)
- Negotiation skills to handle the back-and-forth strategically
- Professional marketing that works
- Emotional support through the process
Want the Complete Seller's Guide?
This post covers the highlights, but there’s so much more you need to know:
✓ Complete step-by-step selling process from listing to closing
✓ How to prepare your home room by room
✓ What to expect during inspections and appraisals
✓ How to evaluate and respond to offers
✓ Negotiation strategies for different scenarios
✓ Timeline and checklist for sellers
✓ How to handle multiple offers
Want the complete guide? Email me at carolyn@bestnyrealestate.net and I’ll send you my FREE Complete Guide to Selling Your Home on Long Island in 2025!
Email me now and I’ll send you the complete guide instantly – plus ongoing tips about the Long Island market.
Ready to Sell Your Home?
If you’re ready to have an honest conversation about selling your home, I’m here to help.
No pressure. No games. Just real advice from someone who knows this market and genuinely cares about getting you to your next chapter successfully.
Call or text me anytime: (516) 250-4891
Carolyn A. Best
Licensed Real Estate Agent
EXIT Realty Premier
Serving Nassau County, Suffolk County, Queens, and Brooklyn
It’s not just four walls and a door – but to sell it successfully, you need to learn to see it that way. Let me help you make that transition and get you top dollar. 💵
