There's no sugarcoating it—having your home sit on the market without selling is frustrating. When that listing expiration date arrives without a buyer in sight, it's natural to feel disappointed, confused, and maybe even a little angry. But here's the thing: an expired listing isn't a failure. It's feedback. And the smartest sellers use that feedback to come back stronger.
After working with countless Sarasota homeowners who've been through this exact situation, I can tell you that nearly everyone asks the same five questions. Let's tackle each one head-on.
Why Didn't My Home Sell?
This is the big one—and you deserve a straight answer, not vague platitudes about "market conditions."
In today's Sarasota market, homes are selling. Through September 2025, we've seen 6,240 single-family home sales in Sarasota County, up 5.3% year-to-date. So if properties are moving, why didn't yours?
The most common culprits fall into three categories:
Pricing disconnect. The year-to-date median sale price for single-family homes is $475,000, down 6.6% from last year. If your home was priced based on last year's market or what your neighbor's house listed for (not sold for), you likely priced yourself out of buyer consideration from day one.
Presentation problems. Buyers scroll through dozens of listings in minutes. If your photos were dark, your staging was nonexistent, or your home showed poorly compared to the competition, potential buyers kept scrolling.
Marketing that wasn't actually marketing. Was your home truly marketed, or was it just... listed? There's a massive difference between throwing a property on the MLS and implementing a comprehensive strategy that puts your home in front of serious, qualified buyers through multiple channels.
The truth? It's rarely just one thing. Most expired listings result from a combination of pricing, presentation, and promotional shortcomings—and the good news is that all three are fixable.
Was My Home Priced Correctly, and Should I Lower the Price If I Relist?
Let's look at what the market is actually telling us.
The year-to-date median time to contract for single-family homes in Sarasota is 56 days. If your home sat for 90, 120, or 180 days without solid offers, price was very likely a factor.
Here's what I tell every seller: the market doesn't care what you paid for your home, what you've put into it, or what you need to walk away with. The market only cares about what comparable homes have actually sold for—not what they're listed at.
When we sit down for a fresh comparative market analysis, we're looking at:
- Recent closed sales in your neighborhood (not just active listings)
- Days on market for comparable properties
- Any price reductions your competition had to make
- Buyer feedback from showings (if you got any)
With year-to-date average inventory running at 3,918 active single-family listings—up 24.1% from last year—buyers have significantly more options than they did a year ago. Your pricing needs to be competitive now, not reflective of where the market was last year.
The year-to-date average months supply of inventory sits at 6.2 months for single-family homes, up 26.5% from last year. Anything over 5-6 months puts us solidly in buyer's market territory, which means pricing aggressively is more important than ever.
What Did My Previous Agent Actually Do to Market My Home?
This question usually comes with some heat behind it—and rightfully so. You hired someone to sell your home, not just list it.
Let's break down what real marketing looks like in 2025:
The basics (which should be non-negotiable):
- Professional photography and video
- Comprehensive MLS listing with detailed descriptions
- Presence on major real estate websites (Zillow, Realtor.com, etc.)
- Coordination of showings and open houses
The difference-makers:
- Targeted digital advertising to qualified buyers
- Strategic social media campaigns
- Email marketing to agent networks and potential buyers
- Virtual tours and 3D walkthroughs
- Print marketing where appropriate
- Proactive outreach to buyer agents
- Regular communication with you about showings, feedback, and market activity
With 8,950 new single-family listings coming on the market year-to-date (up 6.5%), your home needs to stand out. Ask yourself: Did your agent's marketing make your property rise above the competition, or did your home just blend into the sea of listings?
If you can't answer what specific marketing strategies were employed beyond "it was on the MLS," that's your answer right there.
Should I Switch Agents or Stay with My Current One?
This is a tough question, and I respect the loyalty that makes sellers hesitate. But here's what matters: results.
Before deciding, ask yourself these questions:
- Did your agent provide regular market updates and communication?
- Were they responsive when you had questions or concerns?
- Did they adjust strategy when the initial approach wasn't working?
- Were they honest about pricing, even when you didn't want to hear it?
- Do you trust them to do things differently this time?
The year-to-date median time to sale in Sarasota is 98 days. That's more than three months of your life, carrying costs, and stress. You deserve representation that's proactive, strategic, and accountable.
A good agent does more than just unlock the door for showings. They analyze feedback, adjust tactics, push back when your expectations don't match market reality, and constantly work to put your home in front of qualified buyers.
If your previous agent did all that and the market just didn't cooperate, that's one thing. But if communication was spotty, feedback was ignored, and the marketing plan never evolved, it might be time for a change.
What Changes Should I Make Before Relisting?
An expired listing gives you something valuable: data. You now know what doesn't work. Let's figure out what will.
Pricing strategy. This is usually adjustment number one. With the year-to-date median sale price at $475,000, down 6.6% from last year, we need to position your home competitively within its market segment. The market has clearly shifted from last year, and your pricing needs to reflect current reality, not past peaks.
Presentation improvements. Walk through your home with fresh eyes. Consider:
- Professional staging or at least decluttering and depersonalizing
- Fresh paint in neutral tones
- Minor repairs that showed poorly
- Landscaping and curb appeal upgrades
- New photography that showcases your home's best features
Marketing overhaul. If the previous marketing plan was weak, we need a comprehensive strategy that includes digital advertising, social media exposure, professional materials, and aggressive promotion to the buyer agent community.
Understanding the current market. Year-to-date data shows that sellers are receiving a median of 93% of their original list price (down 1.5% from last year). This tells us that even homes that are selling are typically going for less than asking price. Factor this into your pricing expectations from day one.
The bottom line: coming back to market with the same price, same condition, and same marketing is essentially the definition of insanity. Something has to change—and usually, multiple things need to change.
Moving Forward with Confidence
An expired listing isn't the end of your selling journey. It's a detour that, handled correctly, can actually lead to a better outcome. You now have information you didn't have before. You know what the market will not accept. You can identify what went wrong. And you can make strategic changes that give you a real shot at success.
The Sarasota market is active—6,240 single-family homes have sold year-to-date, showing that buyers are out there making offers. Your home just needs to be positioned, priced, and promoted in a way that captures their attention and motivates them to act.
Whether you decide to relist with a new agent or give your current representation another shot, make sure you're moving forward with a clear plan, realistic pricing, and marketing that actually markets. Your home deserves more than just being "on the market." It deserves to be sold.
Ready for a fresh perspective on your expired listing? Contact The Pope Team for an honest assessment and a strategic plan to get your home sold. Let's turn that frustration into a successful closing.
Check out this article next
