Twenty showings and no offer isn't bad luck — it's the market giving you feedback. That volume of traffic tells you the marketing is working: people are finding the listing. But when buyers walk through and don't write an offer, they're telling you something with their feet.
When showings are happening but offers aren't, it almost always comes down to one of two things: price or condition. Before you do anything else, get the actual feedback from showing agents — is there a consistent theme? That's your first real data point.
If there are several other similar units or homes on the market at the same time, your listing has to win on price, condition, or both — there's no third option. Buyers comparing five similar listings aren't weighing anything else.
The question to bring to your seller isn't "should we lower the price" — it's more specific: what makes this listing the obvious choice over the others currently on the market?
This is the pattern worth watching for specifically. A seller (or agent) will point to genuinely great condition as the reason a higher price is justified — "we're the best unit available." That logic feels airtight, and it's usually wrong.
Here's why: buyers in a high-inventory market don't reliably pay a premium for "best." They compare and choose the best value. If there are five comparable units and yours is the most expensive, most buyers will rationalize toward the cheaper option — even if it means accepting worse condition. The gap between "best condition" and "highest price" is exactly where deals go to die.
Don't lead with "I think we should lower the price." Lead with the data the market has already given you:
"The market has spoken 20 times. Here's what it's saying."
Twenty showings is twenty data points. Pair that framing with a CMA showing where you actually sit against the competing inventory — condition and price both — so the seller isn't just hearing an opinion, they're seeing the comparison.
If a listing has meaningful showing activity but no offers, pull the competing inventory in the same complex or immediate area right now. Compare price and condition side by side. That comparison — not a gut feeling — is what tells you whether you're dealing with a price problem, a condition problem, or both.
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