Ryan HarjuAssociate Broker · Keller Williams Integrity First Realty
The market is not punishing sellers. It is punishing overpricing.
You want to know what your home would actually sell for, not what a website guesses. I’ll give you the number, what’s driving it, and what to fix before you list. If the timing is wrong, I’ll tell you.
Across Greater Phoenix, about 65 of every 100 listings that came off the market ended in a sale; the rest expired or were cancelled, and overpricing is the usual reason (Cromford Report / ARMLS, data 9/15/26, analysis mine).
Seller guides
8 written so far. One new guide a week.
SellingWhat’s my home worth? How I value an East Valley homeHow an East Valley home gets valued: the last three closings, the days they took, condition adjustments, and why the website estimate is different.
SellingPricing: the two numbers that decide the first two weeksWhat the last three homes like yours closed at, and how many days they took. The two numbers that decide whether your East Valley home sells in two weeks.
SellingFix this, skip that: prepping an East Valley home to sellWhat a buyer’s inspector flags in ten minutes, what changes the photos, and what to leave alone before you list your East Valley home.
SellingSell then buy: timing two East Valley contractsHow to line up selling your East Valley home with buying the next one, so you are not carrying two homes or renting in between.
SellingPre-listing checklist for East Valley sellersSelling in Gilbert, Mesa or Chandler? The seven things to finish before your home goes live, in order: disclosures, HOA papers, fixtures, repairs, photos.
SellingExpired listing: why it didn’t sell, what to changeEast Valley listing expired? The three usual causes are price, condition and photos, and access. What the data shows and what to change before relisting.
SellingSelling a tenant-occupied home in the East ValleyNotice rules, showing access, the lease and the deposits: how a tenant-occupied home in Mesa or Gilbert sells to an investor or an owner.
SellingSelling an inherited home in the East ValleyInherited a house in Mesa, Gilbert or Chandler? The order of steps, who can sign, what to disclose if you never lived there, clearing out, and pricing.Two numbers, in writing, within one business day.
A written value range within one business day, prepared by me, not a computer. If you would rather talk first, call or text (602) 610-3172.
Questions selling people ask
What’s my home worth, and how long will it take to sell?
Two numbers answer both: what the last three homes like yours closed at, and how many days they took. I pull them from closed sales, not from asking prices, and send them in writing. If your number lands on the first one, your timeline usually lands on the second. Text me the address and you’ll have both, no appointment.
What do I have to disclose?
Arizona sellers have to disclose known material facts even when nobody asks, and that duty exists whether or not a disclosure form is used. In practice you fill out the Seller’s Property Disclosure Statement, nine pages covering roof, termites, plumbing, pool, septic, flooding and more, and the contract has you deliver it within three days of acceptance. The advisory attached to it is titled “When in Doubt, Disclose,” and you keep updating it right up to closing. A death in the home is not a required disclosure, but a false “no” is still a misrepresentation.
The buyer’s inspection turned up a list. Do I have to fix it?
No. The buyer sends one written notice, and you have five days to respond in writing. You can agree, decline, or offer something else. If you don’t answer, the contract treats that as a refusal. The buyer then has five days to cancel or to close without the items you declined. Two things to know: a credit or price change has to go to the buyer’s lender, who may cap it, and agreed repairs of $1,000 or more, or anything needing a permit, are supposed to be done by a licensed contractor under the form.
What happens if the appraisal comes in low?
The buyer has five days after they’re told to either cancel and take their earnest money back, or waive the appraisal contingency and carry the gap. The notice form has exactly those two boxes. There is no box for “seller lowers the price.” If we want to meet in the middle, that takes a counter or an addendum both sides sign. This is the biggest reason to price to the closings in the first place.
Do I have to pay the buyer’s agent?
No law sets it, and the listing contract says so in capitals. The listing contract has a checkbox for whether I may tell buyer’s agents you’re open to it, and the actual request shows up in the buyer’s offer. If you agree, it’s written on a one-page addendum as a percent of the price or a dollar amount, and it’s separate from any concessions you give the buyer. We decide that together, offer by offer.
Can I keep taking offers after I accept one?
Yes, as backup offers, all the way to close of escrow. The purchase contract allows it, and the listing contract lets you choose: accept backups, decline verbal offers, or stop taking offers once you’re under contract. You also control whether I may tell other buyers that offers exist, including their price and terms.
Ryan Harju · Associate Broker · Keller Williams Integrity First Realty · Each office is independently owned and operated.