The Real Problem Holding Sellers Back: Overvaluing & Long Contracts
Overvaluing homes and tying sellers into long contracts has become a real virus in the estate agency world. It flatters at first, frustrates later, and ultimately costs people thousands and wrecks their home moving dreams. Here’s the honest truth about how these tactics work, and why choosing transparency over temptation matters.
Let’s talk about something that doesn’t get said enough in the world of estate agency because I believe that sellers deserve to hear it straight.
There’s a real “disease” running through the industry, and it’s not hard to spot once you know what you’re looking for. It’s the combination of overvaluing homes to win instructions and locking vendors into long, restrictive contracts. And honestly, it’s costing people thousands and causing months of unnecessary stress.
The Flattering Price Trap
It usually starts with a valuation appointment.
You invite a few agents round. They’re nice enough. Friendly smiles. Sharp suits. And then one of them says the magic words:
“We think your home is worth more than the other agents have told you.”
Sounds brilliant, right? Who wouldn’t want the higher figure? Except… it’s often completely unrealistic.
Some agents know exactly what number will make you think “Yes, I’ll go with them.” Not because it’s a value to create a market for your home, but because it wins them the signature. The problem is once your home goes to market at that inflated price, the unwanted trends start to happen...
You get fewer viewings.
You get less online engagement.
The listing starts to “age”.
And the longer it sits there, the more suspicious buyers become. Eventually, you’re nudged into a price reduction. Then another. And before you know it, you’re selling for less than you probably would have if you’d priced correctly from day one.
It’s heartbreaking, and it happens every week in towns across the UK.
And Then Comes the Sting: The Long Tie-In
Here’s the part most sellers don’t realise until it’s too late. That same agent who over-valued your home? They often tie you into a contract for 16, 20, even 26 weeks. Sometimes longer.
So when you realise the price was off… you can’t leave. You’re stuck. You’re contractually tied into a strategy you no longer believe in, with an agent you’ve lost confidence in. And guess what long contracts are perfect for...
Price reductions. Lots of them.
So Why Do Some Agents Do This?
Simple: the incentive is to win the instruction, not to get the best outcome.
High valuations win your signature. Long tie-ins often guarantee they get paid eventually. And reductions clean up the mess later.
It’s a system that works for the agent - not for you.
How We Do Things at Cope & Co. (And Why Sellers Love It)
We don’t play games. We don’t over-promise. We don’t trap people in contracts.
Honesty over flattery.
We give you a valuation based on evidence, not ego.
You get the real figure, not the one designed to make you sign on the spot.
No long tie-ins. Ever.
If you stay with us, it’s because you want to. Not because a contract says you have to.
A strategy we build together.
We sit down with you, show you the comparables, talk through the market, and agree a plan as a team.
A better outcome, not a bigger promise.
Homes priced correctly sell faster, attract more buyers, and achieve stronger final figures. It’s not rocket science, it’s just good, honest estate agency.
Final Thought
At some point, you have to decide what matters more:
A tempting number that feels good for five minutes… or an honest plan that gets you moved.
At Cope & Co., we’ll always choose the latter. If you want a valuation without the fluff, you know where we are.
