If you’ve been around real estate lately, you’ve probably heard both sides:

• “Keep it private—sell it quietly for more.”
• “Put it on the MLS—exposure drives price.”

Both sound convincing. Only one is consistently backed by data—but the real answer is a little more nuanced.

Let’s break it down.

What the Data Actually Shows

Research from Zillow has consistently pointed to one core truth:

Homes exposed to the open market tend to sell for more.

Why?

Because more exposure = more buyers = more competition.

At the same time, coverage from RISMedia highlighted an independent study where some private listings sold at equal or even higher prices.

So which is it?

Both can be true—depending on the situation.

Why Some Private Listings Do Sell for More

Those off-market wins usually aren’t random. They tend to involve:

• Highly desirable homes (often waterfront or luxury)
• Buyers already identified through agent networks
• Sellers who value privacy and control
• Strategic, targeted exposure—not zero exposure

These are pre-matched deals, not broad market tests.

MLS Listings: Why They Still Win Most of the Time

1. Maximum Exposure

Your home is seen by the largest pool of buyers.

2. Competition Drives Price

Multiple buyers create urgency—and stronger offers.

3. True Market Value

You’re letting the market compete, not guessing at price.

4. Proven Results

Historically, this is the most reliable way to push pricing higher.

The Trade-Offs:

• Days on market are visible
• Price reductions can weaken perception
• Less privacy for sellers

Private Listings: Where They Shine

1. Privacy & Control

No public tracking of days on market or pricing history.

2. Targeted Buyers Only

You’re dealing with serious, qualified prospects.

3. Cleaner Process

Fewer showings, less disruption.

4. Strategic Leverage (In the Right Scenario)

If the right buyer is found early, you may secure a strong price quickly.

The Trade-Offs:

• Less exposure = fewer buyers
• No true market competition
• Greater risk of leaving money on the table

Why Private Listings Can Feel Like They Get a Higher Price

Here’s the piece most people don’t talk about—and it matters.

Seller Leverage & Buyer Psychology

In a private sale:

• There are no days on market accumulating
• There are no public price reductions
• The home hasn’t been “tested” in front of the market

Which means buyers don’t have the usual signals that create negotiating leverage.

Now compare that to an MLS listing:

• Buyers can see how long it’s been sitting
• They can track price drops
• They start wondering if something is wrong—even when it’s not

And that perception alone can lead to lower offers.

More exposure creates competition — and competition is what often drives the strongest sale price.

What That Means for Pricing

In a private setting:

• Sellers are typically firmer on price
• Buyers often come in stronger upfront
• There’s less pressure to negotiate based on market feedback

Result: You can see stronger initial offers.

In an MLS setting:

• Buyers may feel more leverage over time
• Longer days on market can lead to more aggressive negotiations
• Even great homes can get discounted due to perception

The Catch

That stronger price in a private deal is:

Negotiation-driven—not competition-driven

Which means:

• You might get a strong offer…
• But you might miss the buyer who would’ve paid more in a competitive environment

Where Sellers Get It Wrong

The biggest misconception:

“Private listings sell for more.”

The truth:

Private listings can sell for more in the right scenario

MLS listings are more likely to create the highest price through competition

The Real Strategy (This Is the Power Move)

This isn’t about choosing one or the other.

It’s about using both—strategically.

Step 1: Pre-Market / Private Exposure

• Quietly introduce the property
• Tap into off-market buyer networks
• Maintain pricing strength and control

Step 2: Full MLS Launch (If Needed)

• Create urgency and competition
• Maximize exposure
• Push price to its highest level

Why This Matters for Lakefront Homes

In markets like Lake Travis and Lake LBJ:

• Some of the best homes trade off-market
• Buyers are actively looking for properties before they hit Zillow
• But sellers still benefit from competition when it’s time

The advantage isn’t choosing one path—it’s having access to both.

Final Thought

There’s no secret shortcut to getting top dollar.

There’s just strategy.

• Exclusivity can protect your price
• Competition can push your price higher

The win?

• Knowing when to use each—and how to sequence them for the best result

Interested in what your home might be worth?

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📞Call or text Brooke LeMond at 512-284-0799