Selling in 2025: Why "Good Enough" Marketing Won't Cut It Anymore

I’ve been brokering real estate in Tucson for over 23 years, and I’ve seen every market cycle imaginable. But the shift we are seeing right now in the $500k+ market is distinct. It’s not a crash, but it is a wake-up call.

If you own a home in Marana, Oro Valley, the Catalina Foothills, or the Tanque Verde Valley, you need to look past the general headlines. The reality is that inventory is climbing, and competition is stiffer than it has been in years.

In a market like this, the "list it and they will come" strategy is dead. To protect your equity and get your home sold, you need a broker who understands how to outmaneuver the competition.

The "Competition Meter": Why Your Pricing Strategy Matters

The most critical number for sellers right now is Months of Supply. This tells us how much competition you are actually facing. A balanced market is 4–5 months. Anything over 6 months means buyers have the upper hand.

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Look at the surge in competition for homes priced over $600k[cite: 586, 590, 595, 600, 605, 609, 615]:

Price Range	Months of Supply	Seller Risk Level
$500k – $599k	4.81 Months	Moderate Competition
$600k – $699k	6.29 Months	High Competition
$800k – $999k	6.50 Months	High Competition
$1 Million+	9.6+ Months	Very High Competition

Broker Insight: If your home is priced over $600k, you are competing against a significant backlog of inventory. You cannot afford to "test the market" with an aspirational price. If you do, your listing will likely sit, and in this market, "time on market" is the enemy of value.

Neighborhood Watch: What's Selling Where?

Real estate is hyper-local. [cite_start]Here is what we are seeing in our key corridors[cite: 824].

Catalina Foothills (North) $590k Median Price ▲

The Foothills is holding value well, but buyers are picky. Premium views and updates are what get deals done.

Oro Valley / Marana (Upper NW) $480k Volume ▼ 16.9%

Sales volume has dipped significantly here. Sellers need aggressive marketing to stand out in a crowded field.

Tanque Verde (Northeast) $430k Volume ▲ 3.6%

Steady demand in the valley. Inventory is tighter here, giving sellers slightly more leverage.

The Oliver Realty Seller Advantage

We don't tell you this to scare you; we tell you this so you can win. In a shifting market, "average" agents get average results (or expired listings).

1. Precision Pricing

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The data shows that homes are closing at roughly 98% of list price[cite: 112]. That missing 2%? That’s usually the result of price reductions after sitting on the market too long. We analyze the micro-data to price your home correctly from day one, ensuring you capture the most buyers when your listing is fresh.

2. Unmatched Marketing

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With inventory up nearly 15% year-over-year[cite: 1081], your home is in a beauty contest. Cell phone photos won't cut it. We use professional staging, high-end photography, and targeted digital exposure to make sure your home is the one buyers remember.

3. Experienced Negotiation

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Days on Market (DOM) has crept up to 33 days[cite: 1082]. When offers come in, they often come with requests for repairs or concessions. We have the experience to negotiate firmly, protecting your bottom line without losing the deal.