Big picture

What’s Changed for Sellers Since the Peak Years

During the low-rate boom, almost anything with a Moab address attracted multiple offers. In 2025, buyers have more inventory to compare, higher monthly payments to consider, and less urgency to “grab whatever is available.”

• Well-priced, well-presented homes still sell quickly, especially if they’re in desirable pockets or have STR potential.
• Stale listings get punished — price reductions follow, and buyers start to wonder “what’s wrong with it?”
• Condition, views, and functionality matter more than ever; buyers are less forgiving of “project” properties at peak prices.
• Interest rates are part of your marketing story — buyers are calculating payment, not just price.

The goal in 2025 is not just to “be on the market,” but to be the property that feels correctly priced, easy to understand, and easy to picture themselves in.

Pricing strategy

How to Price a Moab Home in a Normalized Market

The biggest mistake we see: pricing as if it’s still 2021 and then “waiting to see what happens.” In a cooler market, the first 2–3 weeks are where momentum is created or lost.

The old playbook vs. the new one

• Old playbook: List high, hope for a cash buyer from out of state, adjust later if needed.
• New playbook: Aim for the top of fair value, create strong first-week traffic, and keep negotiation leverage.

What goes into pricing in Moab

• Micro-location: in-town vs. valley vs. outlying, traffic noise, night sky, access to trails.
• Views & setting: red rock sightlines, canyon walls, privacy, orientation to sunrise/sunset.
• Use profile: primary residence, workforce housing, STR-friendly, or STR-restricted.
• Condition & systems: roof, HVAC, windows, water situation, and whether it “shows tight.”
• Comparable sales: not just price per sq ft — but how buyers reacted and how long they took to sell.

A good pricing conversation feels like a joint strategy session, not a number thrown at a wall. We’ll usually walk through multiple pricing lanes and talk about what each one is likely to attract.

Prep & presentation

Making Your Home “Show Ready” Without Over-Spending

In Moab, buyers remember how a home felt — cool in the heat, warm in the winter, clean lines against desert light, and spaces that work for gear, guests, and real life.

High-impact prep items

• Light, temperature, air: make sure the home doesn’t feel dark, stuffy, or hot when buyers walk in.
• Declutter & de-personalize: less “stuff,” more space — especially in gear rooms, garages, and kitchens.
• Minor repairs: fix the obvious things buyers will notice in the first 30 seconds (doors, handles, paint touch-ups).
• Exterior approach: first impressions start at the driveway: trim, sweep, and frame the entry view.

Photography & media in a desert market

• Professional photos are non-negotiable; desert light is harsh and phone photos don’t cut it.
• Twilight shots often show Moab at its best — warm interior light against cooler cliffs.
• For certain properties, video or a short “walkthrough” can help out-of-area buyers commit.

We’ll typically create a prep list based on your budget and timeline — not every home needs a full makeover. The goal is clean, honest, and dialed-in, not staged within an inch of its life.

Timing

When to List in Moab (and What If the Timing Isn’t Perfect)

Moab is a seasonal market. Tourism ebbs and flows, and so does buyer traffic — but life events don’t always line up with the “perfect” season to list.

General patterns we see

• Spring & fall tend to be peak interest windows, mirroring tourism and great weather.
• Summer can still work, especially for second-home and STR buyers who visit then anyway.
• Winter can be quieter, but serious buyers during this time are often more focused.

If your timeline isn’t flexible, we focus more on pricing, presentation, and digital reach to compensate. The right listing strategy can still perform well outside the “ideal” months.

We’ll talk honestly about how timing interacts with your goals — whether your priority is highest price, cleanest terms, or simply being done by a certain date.

Process

How We Typically Handle a Listing from First Call to Closing

1. Initial conversation.
   We get clear on your goals, timing, and non-negotiables — and give you a candid read on how those line up with the current market.
2. Property walk-through & prep list.
   We walk the home together, talk through light prep vs. heavier projects, and prioritize what actually moves the needle.
3. Pricing strategy session.
   We review comps, discuss multiple pricing lanes, and choose a launch price that fits your risk tolerance and timeline.
4. Media & marketing.
   Professional photography, listing copy, signage, and exposure to both local and out-of-area buyers — with a focus on telling a coherent story about your property.
5. Showings & feedback.
   We track traffic, gather buyer feedback, and adjust strategy if needed — always with your net outcome in mind.
6. Offers, negotiation & contract.
   We walk you through each offer, highlight trade-offs (price vs. terms vs. certainty), and negotiate based on what you’ve told us matters most.
7. Inspection, appraisal & closing.
   We help manage the details, keep communication clean, and solve problems before they become deal-breakers.

If you want a deeper dive on how we work, you can also visit Why Sell Your Home with Moab Premier →

FAQ

Selling in Moab: Quick FAQ

None of this is one-size-fits-all advice. If you’d like a read tailored to your specific home and situation, reach out here and we’ll talk through your options.