Selling your home can be one of the most exciting yet challenging steps you take – especially in a historic city like York, where demand and buyer expectations can shift fast. Whether you’re an investor offloading a rental or a homeowner moving on, a smooth sale often hinges on avoiding a few surprisingly common mistakes.
At Northwood York, we help sellers every day avoid the pitfalls that could cost them time, money or both. From pricing errors to poor marketing, here are the seven biggest mistakes we see York sellers make, and how to steer clear of them.
Why it pays to get it right in York
York is one of the most desirable places to live in the UK, regularly ranking in “best places to live” lists for its mix of history, schools, green spaces and transport links. This keeps the market competitive – especially in hotspots like Bishopthorpe Road, Fulford, and Clifton.
According to Rightmove’s House Price Index, the average price of property in York stands around £315,000, with terraced homes particularly popular. Zoopla reports a healthy turnover rate in the city, but also notes a gap between asking prices and actual sold prices in some areas. This means strategy matters more than ever.
1. Overpricing the property
Buyers in York, particularly investors, tend to be well-informed and cautious. They’ll compare your listing with others in the area, and if your price is too high, they may pass it by altogether. Worse still, the longer a property sits on the market, the more buyers assume something must be wrong with it.
A well-priced property generates early interest and competition. If you’re unsure about your home’s value, book a free valuation with our team at Northwood York.
2. Ignoring kerb appeal and first impressions
We all know first impressions matter – and it’s no different when selling a home. In fact, many buyers decide within seconds of arriving whether a property is right for them.
Things that can make or break kerb appeal include:
- Tired paintwork
- Overgrown gardens
- Cluttered pathways
- Dirty windows or front doors
Inside, buyers want to see a clean, neutral space they can imagine living in or letting out. For investment buyers, it’s about practicality – is it move-in ready? Does it look easy to maintain?
Simple touch-ups like fresh paint, tidied gardens, and a professional clean can go a long way. And make sure your listing photos reflect this. Our photography style at Northwood York uses real people in real spaces – we want your home to feel lived-in, loved, and looked after.
3. Choosing the wrong estate agent
It might sound obvious, but not all estate agents are equal. Sellers often choose based on the highest valuation or the lowest fee. But if the agent doesn’t have deep local knowledge or a proven marketing strategy, it can cost you far more in the long run.
At Northwood York, we understand the nuances of York’s different neighbourhoods and buyer demographics. Whether you’re selling a family home in Acomb or a student let in Hull Road, we tailor our strategy to your property type and target audience.
We also offer unique solutions like our Guaranteed Rent Scheme for landlords and investment sellers, providing peace of mind while your property is on the market.
4. Not preparing for investment buyers
York is a top location for buy-to-let investors, thanks to its large student population and strong rental yields in certain areas. If you’re selling a rental property, it’s important to understand what these buyers want.
Most investors will ask for:
- Proof of rental income
- Tenancy agreements
- EPC certificates
- Maintenance history
If you can present these upfront in a tidy “investor pack”, you’ll come across as professional and transparent. This can speed up the process and make your property stand out.
We can help you put this together or advise on what to include.
5. Failing to disclose property issues
Common issues include damp, roof repairs, or structural cracks. Being upfront doesn’t mean your sale will fall through. In fact, many buyers (particularly investors) are happy to take on a bit of work – if the price reflects it.
Honesty builds trust, and that trust can translate to smoother negotiations and faster completions.
6. Timing the market poorly
There’s a myth that summer is always the best time to sell, but in York, that’s not always the case. Rightmove trends suggest spring and early autumn see high levels of buyer activity, particularly from families relocating before the school term.
On the flip side, the festive period can sometimes bring serious buyers looking to move fast, with less competition on the market.
The best time to sell often depends on your property type, your buyer profile, and your own timeline. Speaking to a local agent (like us!) can help you time your sale for maximum impact.
7. Poor marketing and low online visibility
Most buyers start their search online, so your digital listing is critical. Yet many sellers (and agents) still underestimate how much this matters.
Common marketing mistakes include:
- Poor-quality or badly lit photos
- Missing floorplans
- Weak property descriptions
- Listings on limited platforms
Your home deserves to stand out. At Northwood York, we ensure every listing is optimised for buyer interest. We use professional photography, thoughtful descriptions, and promote your property across the major portals and our network.
Want to see what your listing could look like? Start with a no-obligation valuation:
Final thoughts: Sell smarter, not harder
Selling a home in York doesn’t have to be stressful. With the right guidance and strategy, you can avoid these common mistakes and achieve the sale you want – whether you’re moving on, cashing out, or reinvesting elsewhere.
At Northwood York, we’re here to help. We know the local market inside out, and we know what buyers (and investors) are really looking for.
Ready to take the next step?
- Book a free property valuation
- Explore our latest York listings
- Learn more about our Guaranteed Rent Scheme
Let’s get your property sold – the smart way.
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Avoid the top 7 mistakes York sellers make and sell your home faster. Expert advice from Northwood York to price, present and market your property right.
