In today’s fast-moving real estate market, every decision—whether you're buying your first home or selling a longtime property—can have significant financial consequences. With inventory shifts, fluctuating interest rates, and competitive offers becoming the norm, the stakes are higher than ever. While it's easy to get caught up in the excitement of the process, even one misstep can cost time, money, or the chance to secure your ideal home.
Having spent years guiding clients through the Marin County real estate market, I’ve seen how some of the most common and preventable mistakes can derail even the best-laid plans. Marin is a unique market—high demand, limited supply, and premium property values create an environment where there’s little room for error. Whether you’re entering this market as a buyer or a seller, understanding the pitfalls ahead of time is one of the most powerful ways to stay competitive and confident in your journey.
In this guide, I’ll walk you through the critical mistakes to avoid—drawn from real experience—so you can navigate your next transaction with clarity, strategy, and success.
Mistake #1: Avoid Falling in “Love” With a House
Falling in love with real estate generally happens in two different situations. The first occurs when I take a client to see a property that is for sale or lease and, no matter how hard I have tried to caution them in advance, the client begins gushing about how the property is absolutely perfect in front of the owner or the owner’s broker. Prices or rates harden, and negotiations become much more difficult because the owner knows they have the upper hand.
The second situation is a little more subtle, but just as common—and just as risky. A client falls for a home emotionally, imagining holidays in the living room, dinner parties in the kitchen, or their kids playing in the backyard. And while it’s natural to connect with a space on that level, that emotional attachment can cloud judgment. Suddenly, flaws are overlooked, red flags are downplayed, and a sense of urgency kicks in that can lead to overpaying or compromising on things that truly matter.
What I always tell my clients is this: there will be more than one house you’ll like. Staying objective helps you keep leverage during negotiations and ensures you’re making a decision that makes both emotional and financial sense. There’s a big difference between buying with heart and buying with your eyes wide open.
Mistake #2: Holding Out for Top of the Market
This occurs when a home seller owns a piece of property that has substantially increased in value, and they know it, and will not sell when it should (top of the market) or for the price they should, because they have a “vision” of what profit they can make.
And I get it—when you’ve seen your home appreciate over the years, or made upgrades you’re proud of, it’s only natural to hope for a big return. But the market doesn’t always align with personal expectations. I’ve seen sellers hold firm to a number that sounded great in theory, only to find themselves reducing the price months later, after buyers have moved on and the momentum is gone.
The truth is, timing matters just as much as pricing. Markets shift quickly. Sometimes the best offer is the first one. Knowing when to act—and being realistic about where your property stands in the current landscape—can make the difference between a smooth, profitable sale and a long, drawn-out process filled with missed chances.
Mistake #3: Avoid Talking About a Deal Before It Is Under Contract
Loose Lips Sink Ships is something you need to keep in mind when buying or selling real estate. I've seen too many excited prospective buyers talk about a particular 'great home' or 'great price' with their friends before a property is under contract, only to have it scooped up by this same 'friend' or someone who hears of the deal. Got a great thing? Keep it to yourself 'til the ink is dry.
It’s human nature—we want to share good news, especially when we think we’ve found “the one.” But in real estate, timing and privacy are everything. Until a contract is signed, that home is still on the market, and talking about it too soon can open the door for someone else to swoop in and make a stronger, faster offer. The same goes for sellers discussing offers or negotiations prematurely—it can undermine your position before things are finalized.
Think of it like this: you wouldn’t announce a job offer before signing the paperwork. Real estate is no different. There’s a right time to celebrate—and it’s once all parties have agreed and the deal is officially in motion.
Mistake #4: Don't Make a Low-ball Offer
Don't let this be you. It's always interesting when a client wants to make a “low-ball” offer for a property and then is surprised when the seller chooses not to respond. Then, when they are selling their property, they become insulted when someone makes a very low offer. In either case, I recommend responding, as a general courtesy. I'm heartened when I witness the low offer as just initial posturing, and the parties can easily move on to a reasonable negotiation process.
That said, there's a fine line between negotiating and offending. A dramatically low offer can send the wrong message—especially in a market like ours where sellers are educated, and demand can be strong. It can make it seem like you’re not serious or respectful of the value the home brings, and in turn, sellers may shut down any further communication.
Negotiation is part of the process, but it works best when it's rooted in strategy, not emotion. If you truly want to get the deal done, it’s better to open with a fair, thoughtful offer based on comparable sales and market context. You’ll not only be taken more seriously—you’ll also keep the door open for a productive back-and-forth that can lead to a win for both sides.
Mistake #5: Skipping Pre-Approval
I can’t tell you how often a buyer falls in love with a home, only to find out later that they’re not fully prepared to make an offer because they haven’t been pre-approved. In a market that moves as quickly as ours does, this can mean losing out to someone who was ready to act that same day.
Sellers want to know that a buyer is serious—and that means having a pre-approval letter in hand. It’s not just a formality; it shows that your finances are in order, you’ve spoken to a lender, and you’re ready to move forward. Without it, even the strongest verbal offer can fall flat.
Getting pre-approved also gives you clarity on your budget, interest rates, and what monthly payments will realistically look like. It makes the entire process smoother and gives you—and the seller—confidence in the deal. If you’re serious about buying, don’t skip this step. It sets the tone for everything that comes next.
Mistake #6: Overlooking the Inspection Process
I always tell my clients—what you can’t see can hurt you. The inspection process isn’t just a box to check; it’s one of the most important steps in protecting your investment. Yet, some buyers get so emotionally committed to a home, or so eager to close quickly, that they rush through or even waive the inspection altogether. That’s a risk you don’t want to take.
I’ve seen homes that look pristine on the surface but have serious issues hiding underneath—foundation cracks, roof damage, outdated wiring, plumbing leaks—you name it. These are the kinds of problems that can cost tens of thousands of dollars down the line if they go unnoticed. A proper inspection gives you the chance to understand what you’re buying, negotiate repairs, or walk away if needed.
Even in a competitive situation, I urge my buyers to do their due diligence. A short delay now is far better than a costly surprise later. The inspection gives you leverage, clarity, and peace of mind—don’t overlook it.
Mistake #7: Ignoring Local Market Trends
Real estate is never one-size-fits-all—especially here in Marin. Each community, each price point, even each season, has its own rhythm. One of the biggest mistakes I see is buyers or sellers making decisions based on national headlines or general assumptions, without really understanding what’s happening locally.
For example, Marin tends to see more buyer activity in the spring and early summer, while inventory often tightens in the fall. Certain neighborhoods move faster than others. Some price points are hot, while others sit longer. Timing, pricing, and demand can shift quickly—and if you're not tuned in, you could miss your moment.
Whether you’re buying or selling, understanding these local patterns helps you move with the market instead of against it. This is where working with someone who’s truly plugged into Marin makes all the difference. I live and breathe this market daily—and my job is to make sure you’re not just making decisions, but making smart ones based on real-time conditions.
Conclusion
Most of these mistakes are ones that experienced brokers have encountered time and time again—and we do everything we can to guide our clients around them before they become costly. Real estate can be emotional, fast-moving, and complex, which is exactly why having someone in your corner who’s seen it all really matters. That’s another great reason to work with a real estate professional who always puts your best interest first.
The value of Marin’s homes remains strong, especially for sellers looking to make a transition, and for buyers seeking the kind of space, lifestyle, and natural beauty that only this area can offer. If you're thinking about making a move—whether buying, selling, or just exploring your options—I'm here to help.
Contact me today – Tracy Curtis, Coldwell Banker Realty ([email protected])
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