Have you ever had a seller who wants to overprice their property? Almost all sellers, right? It's pretty much universal. So, what's a conversation we can have with sellers to help them price their home correctly?

One approach I like is called the "One Bite at the Apple" conversation.

Here's how it goes:

"Hey Mr./Mrs. Seller, I totally understand that you want to get top dollar for your home. But the market has shifted a bit, especially when it comes to marketing homes. Over the past five to ten years, mobile and internet searches have become the dominant way buyers find homes. Most buyers—99%—are signed up on a portal to receive new listing updates.

So, here's what that means: when we list your home, within 24 hours, essentially every buyer in the market is going to see it. They'll all get the listing in their inbox around the same time and make a snap decision: is it priced right or overpriced? Do I want to go see it?

This is why most homes that sell do so within the...