My Listing Expired… Now What?
Seeing your home’s “for sale” status quietly expire on the MLS can feel like a gut punch. You had plans. You expected showings, offers, maybe even bidding wars. Instead—crickets.
But an expired listing isn’t the end of the story. It’s a crossroads.
When your house doesn’t sell during its initial listing period, you have four main paths forward:
Re-list with the same agent
Re-list with a new agent
Take the property off the market (rent or don’t sell for now)
Let’s break down the pros and cons of each so you can decide what makes sense for your situation.
Re-list with the Same Agent
Pros:
Continuity: Your agent already knows your house, its history, and the feedback from buyers and other Realtors.
Momentum: If the market was slow, sometimes just re-listing at the right time of year (spring in Vermont, for example) is enough to spark new interest.
Less work for you: You don’t have to re-explain your goals, paperwork, or property quirks.
Cons:
Same strategy, same results: If your home didn’t sell the first time, you’ll need to ask what’s really changing this time. Price? Marketing? Staging? Otherwise, you may just repeat the cycle.
Complacency risk: Sometimes agents get comfortable and don’t adjust their approach after an expired listing.
If you trust your agent and they come back with a clear, updated game plan—not just “let’s try again”—this can be the smoothest route forward.
Re-list with a New Agent
Pros:
Fresh perspective: A new set of eyes might spot what wasn’t working before. Maybe it’s photography, staging, pricing strategy, or even how the home was marketed online.
New energy: A motivated new agent will often put more effort into re-launching your listing, especially if they want to prove themselves.
Opportunity to reset: Sometimes, switching brokers gives you a chance to shake off the “stale listing” stigma.
Cons:
Starting over: You’ll need to re-explain your goals, your timeline, and your property.
Learning curve: The new agent may take some time to get up to speed.
Potential awkwardness: If you had a good relationship with your old agent personally, switching might feel uncomfortable.
If your last listing felt like it was just “sitting there” and you didn’t get the strategy or communication you expected, a new agent can reframe your home in the market’s eyes.
Pros:
Save commission: You keep the agent’s portion of the fee if you sell it yourself.
Full control: You decide how to market, show, and negotiate the sale.
Direct involvement: If you like being hands-on and know your house better than anyone, this might appeal to you.
Cons:
Limited exposure: Your home won’t be on the MLS (unless you pay for a flat-fee listing service), which means fewer buyers will see it.
Time & stress: Scheduling showings, screening buyers, negotiating offers, and managing legal paperwork all fall on you.
Lower offers: Studies show FSBO homes often sell for less, partly because buyers expect a “discount” when there’s no agent involved.
FSBO can work in certain situations—like a hot seller’s market or if you already have a buyer lined up—but for most homeowners, it’s a tougher road.
Rent or Take It Off the Market
Pros:
Breathing room: If you don’t need to sell right now, pressing pause can take the pressure off.
Rental income: Turning your home into a rental could cover your mortgage (or more) while you wait for the market to shift.
Market timing: You might benefit from waiting until inventory is lower or buyer demand picks back up.
Cons:
Carrying costs: Being a landlord isn’t free—maintenance, vacancies, and tenant issues can eat into profits.
Life plans on hold: If you need the proceeds from this sale to buy your next place, waiting might not be practical.
Market uncertainty: There’s no guarantee that prices will rise or conditions will improve in the near term.
Renting or stepping back is a valid option if selling isn’t urgent, but it usually makes the most sense as a temporary strategy, not a permanent one.
An expired listing doesn’t mean your home can’t sell
It just means the first attempt didn’t connect with the right buyers at the right time. The key is to honestly assess why. Was it the price? The marketing? The presentation? The market itself?
Whatever you decide—stick with your agent, switch things up, go FSBO, or step back—make sure the path forward is based on a new strategy, not just hoping for different results.
Because when it comes to selling a home, hope isn’t a strategy.
