Why So Many Listings Are Expiring Right Now (And How Yours Won’t)

Across the South Shore and Massachusetts, more listings are timing out as “expired” than we’ve seen in the last few years. The pattern is consistent: homes launch, momentum dips by week three, and sellers either chase the market down or pull the plug.

Based on what I’m seeing in local MLS data and statewide reports, here are the five most common sale-killers right now and how to avoid them:

1) Pricing to yesterday’s comps.
Closed sales reflect offers from 30–60 days ago. In a market with more choice and rate sensitivity, price needs to anchor to active, competing listings (today’s buyers) with a built-in “reason to act now.”

2) Soft launch, softer media.
Buyers skim fast. Listings with dim lighting, flat angles, or no floor plans burn precious Day-1 attention. Premium media (bright photography, vertical reels, 2D + 3D floor plans) is now baseline.

3) Frictiony showings.
Limited access = limited offers. If your showing windows are narrow (or “24-hour notice only”), expect fewer second looks and fewer offers.

4) Unclear positioning.
If your home straddles two buyer groups (e.g., “needs work” price vs. “turn-key” photos), the market won’t know how to value it, and it stalls.

5) Neglecting the 21-day window.
Most serious interest happens in the first three weekends. If you aren’t pre-planning day-10 feedback and price calibration, you’re letting the market decide for you.

The 21-Day Anti-Expire Plan

• Price Bracketing: Set list price at the top of a lower search band (e.g., $700,000, not $729,997) to capture more saved searches and tours.

• Media Upgrade: Bright, editorial-quality photos, hero kitchen/bath leads, drone for lot/context, plus floor plans. Sequence photos to tell a story.

• Launch Cadence: Go live Thu 9:00 a.m. → broker tour Fri → extended show blocks Sat/Sun. Private remarks that make touring easy.

• Offer Pathway: Publish a clean offer template and response timetable so buyers know how to win (reduces “wait and see”).

• Day-10 Review: If (a) showings (less than) < 10 or (b) save-to-show ratio is weak, tighten price (reduction) 1–2% to re-surface in searches and email alerts.

If you’re sitting on an expired listing (or planning a relist), I’m happy to run a no-pressure “Why Didn’t It Sell?” audit, pricing, photos, remarks, and a 21-day relaunch plan tailored to your address.

Just hit Reply with your street address and the word “Audit.”
I’ll send back a plain-English checklist and a relaunch game plan you can use immediately, whether you hire me or not.

PS - If you find value in this and you feel compelled, please share this newsletter if you know of anyone thinking of selling that this could help.