Never Say This to A Real Estate Agent! Kati vs Audra!

by Kati Spaniak

Never Say This to A Real Estate Agent! Kati vs Audra!

Hi, I’m Kati! In this article, I’m diving into a topic that sparked from a conversation with my friend—and fellow real estate agent—Audra Lambert. We were chatting during a live session, and she asked:

“Why don’t you do a video on what NOT to say to your agent?”

I loved the idea and added my own spin to it. I’m sharing my take on the top things you should never say to your real estate agent, comparing my views with Audra’s, and giving you real insight on how these phrases impact your sale. Let’s jump in!

1. “Zillow Says My House Is Worth More”

We’ve all heard it:

“The Zestimate says my home is worth $X more than you’re telling me.”

I get it—Zillow is a great tool for getting a general idea of value. But it’s just that: a starting point. The Zestimate can’t see inside your home. It doesn’t know if you back up to a train track or a park, or whether your kitchen is original or fully renovated. Algorithms don’t negotiate offers—your agent does.

Bottom line: Use Zillow for guidance, but trust your agent’s pricing strategy. We work with real data and real buyers.

2. “I Don’t Have to Sell”

Please don’t say this—not for me, but for you.

Selling a home takes effort, time, and often emotional energy. If you’re not committed, that mindset will bleed into your pricing, your prep work, and your results. If you're not ready to sell, it might be best to wait until you are.

3. “Let’s Test the Market with a High Price”

Tempting? Sure. Smart? Not at all.

Buyers search online using filters, and if your price is too high, you’ll fall outside their criteria. Even worse, you risk missing your most valuable showing window—the first two weeks.

Testing the market is not the same as marketing strategically.

4. “The Buyers Can Just Paint”

Technically, yes. But psychologically, no.

Buyers shop with emotion first. Bright or dated colors might make your home feel less appealing before they even see the potential. Neutral paint helps them envision their life in the space—and gets them through the door.

5. “Can’t We Just Offer a Credit Instead?”

No—at least, not upfront.

If you offer a credit right away (for carpet, furnace, etc.), buyers forget about it during negotiations. They start thinking of it as included, not an added value. Use credits as leverage later in the process, not as a band-aid at the beginning.

6. “I’ve Bought and Sold Many Homes—I Know What I’m Doing”

You’ve got experience, and that’s great. But selling two or five homes doesn’t equal the thousands of transactions experienced agents have navigated.

Every deal brings something new. That’s why you hire an agent who knows what to do when the unexpected happens—which it always does.

7. “I Want You at Every Showing”

Here’s where Audra and I differ.

Audra personally attends every showing. She’s in a high-end luxury market where this makes sense. But for many of you, that’s not the reality—and it can actually hurt your sale.

Why? Because your agent might delay or decline a showing if they can’t attend. On my team, we accompany showings, but we use trained professionals to make sure your home is shown even if I can’t be there personally.

Flexibility = more showings = better results.

8. “My Friend is an Agent, So I’m Using Them”

Let me say this clearly: Use the best agent for the job. Period.

If your friend is highly experienced, great! But many times, sellers work with friends who are part-time agents or new to the business. Real estate is a massive financial decision—not a favor.

If your friend is new, they should team up with an experienced mentor. You deserve top-tier representation.

9. “We Want to Try FSBO (For Sale By Owner) First”

FSBO might seem like a way to save money, but it often ends up costing you more.

Once your home hits the market—even as a FSBO—buyers start forming opinions. If it sits unsold or poorly marketed, it’s tainted. When you finally hire an agent, you're already starting from behind.

10. “We Put in $X, So We Want to Get That Out”

I hear this a lot. You remodeled the kitchen, added a sunroom, finished the basement. You want to recoup every dollar.

Unfortunately, the market doesn’t care how much you spent. It cares about what buyers are willing to pay today. Updates help, yes—but they don’t guarantee full ROI.

Bonus: Audra’s Top “Never Say” Phrases (and My Thoughts)

Here’s where Audra and I totally agree:

“We’re not in a rush to sell” – hurts your negotiating power.
“You’re the only agent we’re interviewing” – removes your leverage.
“Whatever you think the price should be is fine” – you need to be involved in pricing!
“You can just use a lockbox” – not always ideal for showing quality.

We differ on:

Accompanied showings – I use my team; she prefers to be there personally.
Lockboxes – I believe in flexible showing solutions; she dislikes them completely.

Final Thoughts: Be a Partner, Not Just a Seller

At the end of the day, real estate is a partnership. The more informed and collaborative you are, the smoother the process will be.

👉 Want a smooth sale, top dollar, and no regrets?
Download my FREE Seller's Playbook—your 40-page guide to staging, pricing, prepping, and navigating your sale.

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