Few things are more frustrating than a house that won’t sell. The showings slow down, the listing gets stale, and you keep paying the mortgage, taxes, insurance and utilities on a house you’re ready to be done with. If your home has been sitting on the MLS in Spokane, Coeur d’Alene or the Tri-Cities, here’s how to figure out why, and what your options are now.
The most common reasons a house doesn’t sell
1. The price is too high
This is the most common reason by far. If you’re getting showings but no offers, or no showings at all, compare your price with homes that have actually sold nearby in the last few months, not with what’s listed. Buyers and their agents see those comps too. Overpricing at the start often costs more in the end, because a listing that sits gets passed over.
2. Condition and repairs
Today’s buyers, especially those stretching to afford a payment, want a house that’s ready to move into. Visible repairs, a dated kitchen, worn carpet, pet odors or a dirty house can scare off buyers or bring very low offers. Buyers using FHA or VA loans may not be able to buy a house with safety or structural issues at all.
3. Weak photos and marketing
Buyers scroll through listings like they scroll through social media. Dark, blurry or cluttered photos get skipped. Great photos, a clear description that highlights your home’s strengths (the school, the shop, the yard, the view) and good online exposure make a real difference.
4. Timing
In the Inland Northwest, spring and summer usually bring the most buyers. Winter is slower, with snow, short days and holidays. Some neighborhoods and price ranges also go through slow stretches. If you’re not in a hurry, waiting for a better season is an option, but it costs you months of holding costs.
5. The agent isn’t the right fit
Sometimes the marketing just isn’t there: few photos, no feedback from showings, slow responses. If you’re unhappy with your agent, read our guide on what to do when you’re frustrated with your agent, including how listing agreements usually end.
6. Hidden problems coming out
If buyers keep backing out after inspection, there may be a problem that needs to be disclosed or dealt with. Hiding known issues only causes more trouble later. Being upfront about problems and pricing for them tends to work better.
What you can do now
- Re-check the comps and get an honest pricing opinion.
- Fix the cheap stuff: deep clean, declutter, touch-up paint and yard cleanup. Our fix-it or skip-it guide can help you decide what’s worth it.
- Get new photos and refresh the description.
- Ask for showing feedback and look for patterns.
- Offer a credit toward repairs or closing costs instead of a bigger price cut.
- Take it off the market for a season and relist in spring.
- Sell directly to a cash buyer and be done.
Price cut or cash sale? A simple comparison
| Cut the price and keep it listed | Sell to Backyard Home Buyers | |
|---|---|---|
| Sale price | Lower than your original list price, and not guaranteed | A fair cash offer, usually within 24 hours |
| Commissions and fees | Still owed at closing | None |
| Closing costs | You pay the seller’s share | We pay the closing costs |
| Repairs and inspection requests | Likely, once a buyer’s inspector walks through | None; we buy as-is |
| Time to close | Unknown until a buyer appears, then about a month or more | As little as 7 days, or your date |
| Holding costs | Keep adding up every month | Stop at closing |
| Risk of the deal falling through | Financing, appraisal and inspection can all derail it | Cash; no lender involved |
To compare fairly, estimate what you’d actually keep after a price cut, commissions, closing costs, repairs and a few more months of bills. Then compare that with a cash offer. Our post on the cost of selling a house walks through the math.
Situations where a direct sale often makes sense
- You need to move soon for work or family
- You’re falling behind on payments
- The house is vacant and costing you every month
- You inherited the house and don’t want to manage a long sale
- You’re going through a divorce and want a clean finish
- The house needs repairs you can’t or don’t want to pay for
- There are tenants in the house, and we buy with tenants in place
Already listed? That’s okay
If you’re under a listing agreement, read it to see how and when it ends, and talk with your agent. You may need to wait until it ends before selling another way. We’re happy to give you a number to think about in the meantime.
Backyard Home Buyers is local and family-owned. Both owners were born and raised in the Inland Northwest, and since 2019 we’ve done over 500 deals in Spokane, Coeur d’Alene and the Tri-Cities, including plenty that didn’t sell on the MLS. See how it works, or call (509) 461-9079.