A stale listing costs your seller money every week it sits. Homes that sat eight weeks or longer sold for 1.3% less than average, and homes that closed around four weeks sold for 1.8% more. In North Texas, September sales averaged 62 days on market and closed at 93.9% of the original list price.
In this AI segment from Market Update 196, Mike Mills walks through a real listing in Mansfield that sat: what we gave AI, what it found in about 30 seconds (every home that sold had the primary bedroom downstairs, this one didn't), and how to turn that into the conversation with your seller. Plus concessions before the price cut, marketing to the buyer who wants what the house has, keeping your AI prompts fair-housing safe, how long to give the relaunch, and setting up Plan A, B and C at the listing appointment.
Want the Listing Kit? Text or email Mike and he'll send you the link.
Full episode: https://youtu.be/i7wKgnDZIzk DFW housing numbers: https://youtu.be/N11qKTqRCIs Podcast: https://www.thetexasrealestateandfinancepodcast.com/stale-listing-strategy
Chapters 0:00 Type "it's sitting" and the address
0:28 The listing that sits
1:17 What sitting costs a seller
1:34 North Texas: 62 days, 93.9% of list
2:13 A listing in Mansfield
2:57 What AI found in 30 seconds
3:29 Concessions before the price cut
3:59 Market to the buyer, keep it fair housing
4:45 How long before the next move
5:28 Plan A, B and C on day one
5:53 The Listing Kit
6:29 Before you build it
6:48 The playbook
Sources: Realtor.com time-on-market analysis (June 2026); MetroTex Association of Realtors, September 2026 single-family report; National Association of Realtors, existing-home sales.
Contact Mike: mike@mikemillstx.com | 817-689-6079 Mike Mills, NMLS #756263 · GVC Core Community Mortgage · NMLS #2334
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