One trend I have been noticing more and more lately is something that should make both sellers and real estate professionals stop and think.

I am seeing homes come back on the market in 2026 priced higher than what they sold for at the peak of the market in 2022.

And the question I keep asking is: What market data is supporting that price?

There are absolutely situations where a home can be worth more than it was in 2022. Maybe the property has had significant renovations, added features, improvements, or the neighborhood has experienced exceptional growth.

But when a home is being listed higher than its 2022 sale price without the comparable sales, buyer demand, or current market conditions to support it, that is where problems begin.

The Market Today Is Not the Market of 2022

The 2022 housing market was unlike anything many of us had ever seen.

Interest rates were historically low. Buyers were competing aggressively. Multiple offers were common. Homes often sold within days, sometimes for tens of thousands of dollars over asking price.

But today’s buyers are shopping in a different environment.

Mortgage rates, affordability, inventory levels, and buyer expectations have all changed. Buyers today have more options and are carefully evaluating whether a home is priced appropriately.

The market does not determine value based on what a home was worth several years ago. It determines value based on what qualified buyers are willing to pay today.

The Danger of Pricing Based on Hope Instead of Data

Every seller wants the highest possible price. As a homeowner, that makes complete sense.

But there is a difference between maximizing your sale price and simply choosing the highest number.

The best listing price is not the one that makes a seller feel good at the appointment. It is the price that creates the most interest from qualified buyers.

When a home is overpriced from the beginning, the results are often predictable:

Fewer showings
Less buyer excitement
Longer days on market
Buyers questioning why the home has not sold
Price reductions later
Potentially an expired listing

Ironically, trying to “test the market” at an unrealistic price can often lead to selling for less than if the home had been positioned correctly from day one.

The Role of a Real Estate Agent Is More Than Getting the Listing

This is where professional guidance matters.

A real estate agent’s job is not simply to agree with a seller’s desired price and put a sign in the yard. Our responsibility is to analyze the market, explain the data, and create a strategy that gives our clients the best opportunity for success.

Sometimes that means having a difficult conversation.

Sometimes that means explaining why a home cannot be priced based on memories of 2022.

And sometimes it means walking away from a listing when the pricing expectations are unrealistic.

Taking on a listing that is significantly overpriced does not serve the seller, the agent, or the market. It delays the inevitable conversation and can cost the homeowner valuable time and momentum.

The First Impression Matters

The first few weeks a home is on the market are critical. That is when the most motivated buyers are watching.

A properly priced home creates urgency. Buyers recognize the value and are more likely to schedule showings, write offers, and compete.

An overpriced home often gets ignored.

Then, when the price eventually drops, buyers may wonder why it has been sitting and whether there is something wrong with it.

The Goal Is Not Just to Sell—It Is to Sell Strategically

A successful sale is not about chasing a number from a different market.

It is about understanding today’s market, analyzing the data, presenting the home properly, and creating a strategy that attracts the right buyers.

If your home recently expired, or you are considering selling, the most important first step is having an honest conversation about what today’s market will support.

The right pricing strategy does not come from guessing. It comes from experience, data, and a willingness to have the conversations that protect your biggest investment.