By Natalie Novarro, REALTOR®
Sotheby’s International Realty – Beverly Hills
Serving the Hollywood Hills • Sunset Strip • Surrounding Los Angeles Neighborhoods
Your Los Angeles home has been on the market for weeks—or perhaps months—and it still hasn’t sold.
You’ve had showings, maybe even a few interested buyers, but nothing has come together. Now you’re wondering whether you should take the property off the market, wait a while and relist it later.
Maybe a fresh listing will attract more attention. Maybe the market will improve. Or perhaps you’re simply tired of keeping the house ready for showings.
Should you take your home off the market and try again later?
Sometimes that makes sense. But before withdrawing your listing, I would want to understand why your home hasn’t sold and what will be different when you put it back on the market.
Because if nothing changes, there’s a possibility you’ll end up right back where you started.
1. Why Do Sellers Take Their Homes Off the Market?
There are several reasons homeowners decide to pause a sale. Some are practical. Others are driven by frustration.
You might be considering withdrawing your listing because:
- Your home has been listed for months without an acceptable offer.
- You’re tired of showings and keeping the property presentable.
- You believe a different season will bring more buyers.
- You want to make repairs or improvements before trying again.
- Your personal circumstances or moving timeline have changed.
- You want to reconsider your asking price or marketing strategy.
These are all legitimate considerations.
The important distinction is whether you’re taking the property off the market for a specific purpose or simply hoping buyers will respond differently the next time.
2. Will Relisting My Home Make It Look Like a New Listing?
A relisted home may receive renewed attention, particularly when there are meaningful changes to its price, presentation or marketing.
But don’t assume that withdrawing a property and putting it back on the MLS will erase its listing history.
Buyers and real estate agents may be able to see previous listing activity, pricing changes and market history. MLS rules also affect how days on market are calculated and displayed.
The exact treatment depends on the applicable MLS rules and the circumstances of the relisting.
More importantly, serious buyers often recognize properties they’ve already considered.
If they passed on your home at $2.5 million two months ago, simply putting it back on the market at $2.5 million with the same photographs may not change their minds.
A new listing date is not the same thing as a new marketing strategy.
3. First, Understand Why Your Home Hasn’t Sold
Before recommending that a seller take their home off the market, I would want to review the entire listing.
How many showings have there been?
What feedback have buyers provided?
Have you received offers?
What similar properties have sold during your listing period?
What new competition has entered the market?
Is the asking price still supported by recent sales?
Are there issues with the home’s condition, presentation or accessibility?
And is the marketing effectively communicating what makes the property valuable?
If we don’t understand what prevented the home from selling, we can’t develop an effective relaunch strategy.
Related: My Los Angeles Home Has Been on the Market for 60 Days — What Should I Do?
4. What If My Home Is Getting Showings but No Offers?
This is an important distinction.
If your home is attracting plenty of showings, buyers are interested enough to see it in person.
The question becomes why they’re not taking the next step.
Perhaps they like the property but feel it’s overpriced.
Maybe they’re concerned about its condition or the cost of renovations.
Or perhaps they’re comparing it with other homes offering more desirable features at similar prices.
I would review recurring feedback rather than focusing too heavily on any individual buyer’s opinion.
If several buyers independently identify the same concern, that’s information worth considering.
Taking the property off the market won’t necessarily change that concern. But changing its presentation or positioning might.
5. What If I’m Barely Getting Any Showings?
If your home has been listed for an extended period and showing activity is extremely limited, I would start with the online presentation and pricing.
Buyers may be seeing your listing but deciding not to schedule a visit.
Are the photographs compelling?
Does the first image capture attention?
Does the asking price make sense compared with competing properties?
Are the home’s most desirable features clearly presented?
Is the property easy to show?
A lack of showings doesn’t automatically mean the home is overpriced, but pricing and presentation are two of the first areas I would investigate.
6. Should I Wait for a Better Real Estate Market?
Possibly, but this decision deserves careful consideration.
Some homeowners believe that taking their property off the market for a few months will allow them to sell at a higher price later.
That could happen. But market conditions can also move in the opposite direction.
Interest rates, available inventory, buyer demand and competing listings can all change.
I would also consider the costs of waiting.
If you have mortgage payments, property taxes, insurance, HOA dues or other carrying expenses, those costs continue while the home is off the market.
Before deciding to wait, compare the potential benefits of a future sale with the financial and practical costs of holding the property.
7. Should I Make Improvements Before Relisting?
This is one situation where temporarily withdrawing a listing may make sense.
Perhaps your home needs new paint, landscaping, updated photography or better staging.
Maybe you need time to address deferred maintenance or complete improvements that would make the property more appealing.
But I wouldn’t automatically recommend a major renovation.
The goal is to determine which improvements could meaningfully improve the property’s marketability and whether their likely benefit justifies the expense.
Sometimes a few targeted changes can make a noticeable difference.
Other times, the property may be better positioned and priced for buyers who want to renovate it themselves.
8. Should I Reduce My Price Before Taking the Home Off the Market?
This is one of the first questions I would examine.
If the evidence suggests your asking price is preventing the home from selling, withdrawing the listing without addressing that issue may only delay the inevitable.
Consider a home listed at $2,495,000 that has received very little interest.
If comparable properties are selling around $2.2 million, relisting the home at the same price several months later may not solve the problem.
But I also wouldn’t recommend an arbitrary reduction simply because the listing has been active for a certain number of days.
I would review recent sales, competing listings, showing activity and buyer feedback before recommending a pricing strategy.
9. What Should Be Different When I Relist?
If you decide to take your home off the market, I would develop a relaunch plan before withdrawing it.
That plan might include new photography, updated staging, targeted improvements, revised pricing or a different marketing approach.
For luxury and architectural homes in the Hollywood Hills, this is especially important.
A home’s architecture, views, privacy, outdoor spaces and location may appeal to a very specific buyer.
The marketing needs to communicate those qualities effectively.
A successful relaunch should give buyers a meaningful reason to reconsider the property.
10. Should I Relist With a Different Real Estate Agent?
Changing agents is another decision some sellers consider when their homes aren’t selling.
But I wouldn’t assume that changing agents alone will produce a different result.
Before making that decision, I would review the existing strategy.
Has your agent communicated regularly?
Have they provided showing feedback?
Are they monitoring comparable sales and competing listings?
Have they recommended changes based on the market’s response?
Is there a clear plan for moving forward?
If your listing agreement is still active, review its terms before making changes or engaging another agent. Cancellation, expiration and any continuing contractual obligations should be addressed appropriately.
The objective isn’t simply to find someone new. It’s to establish a strategy that addresses the reasons the property hasn’t sold.
Related: My Hollywood Hills Listing Expired — Should I Relist With a Different Agent?
11. What Happens to My Days on Market if I Relist?
This is something sellers should clarify before withdrawing a property.
The way days on market and cumulative days on market are calculated depends on the applicable MLS rules and listing history.
Removing a property from the market for a short period doesn’t necessarily reset every market-time measurement or make previous activity disappear.
I would also avoid making a relisting decision primarily to change a number displayed on the MLS.
Buyers ultimately care about the property, its condition, its asking price and how it compares with their other options.
12. Is It Better to Stay on the Market and Change the Strategy?
Sometimes, yes.
If you’re still motivated to sell and the property can be repositioned effectively, there may be no reason to withdraw it.
Perhaps new comparable sales support a price adjustment.
Maybe better photographs, improved staging or more flexible showing arrangements would help.
Or perhaps your current marketing needs to reach a different audience.
If meaningful changes can be made while the listing remains active, I would evaluate that option before automatically recommending a withdrawal.
The decision should depend on your circumstances and what the property needs—not simply how long it has been listed.
13. When Does Taking a Home Off the Market Make Sense?
There are circumstances where a temporary pause may be reasonable.
You might need several weeks to complete improvements, resolve an access issue, address a personal matter or reconsider your moving plans.
Perhaps you have a specific reason to wait for a different selling period.
But I would want a clear answer to one question:
What will be different when we relist?
If the answer is new pricing, better presentation, completed improvements or a materially different strategy, there may be a sound reason to pause.
If the answer is simply that we’re hoping buyers will feel differently in a few months, I would revisit that decision.
14. What I Would Do Before Relisting a Los Angeles Home
If I were evaluating a property that had been on the market without selling, I would start with a fresh assessment.
I would review its listing history, pricing, photographs, showing activity and buyer feedback.
Then I would examine what has sold since it was originally listed and what it’s competing against today.
I would identify any improvements worth making and determine whether the existing marketing accurately represents the property.
Finally, I would develop a pricing and marketing strategy that reflects current conditions.
The goal isn’t simply to put your home back on the market. It’s to give the next listing a better opportunity to succeed.
Related: My Hollywood Hills Home Didn’t Sell — What Should I Do Next?
Frequently Asked Questions
Should I take my house off the market if it isn’t selling?
Possibly, but first identify why the property hasn’t sold. If pricing, presentation or marketing can be improved while the home remains listed, withdrawing it may not be necessary.
How long should I wait before relisting my Los Angeles home?
There is no universal waiting period that guarantees better results. Your decision should reflect your circumstances, current market conditions, planned improvements and applicable MLS and listing-agreement rules.
Will my days on market reset if I relist?
Not necessarily. MLS rules determine how days on market and cumulative days on market are calculated. Previous listing history may also remain visible.
Should I lower my price when I relist?
That depends on recent comparable sales, competition, buyer feedback and your previous listing’s performance. A new pricing strategy should be based on market evidence rather than an arbitrary reduction.
Can I change real estate agents when I relist?
Potentially, depending on your existing listing agreement and any continuing contractual obligations. Review your agreement before engaging another agent.
Will relisting my home attract new buyers?
It may generate renewed attention, especially when accompanied by meaningful changes to the price, presentation or marketing. Relisting alone does not guarantee additional interest or a sale.
Is it better to wait until spring to sell my Los Angeles home?
Seasonality can influence activity, but the best timing depends on your property, price range, competition and personal circumstances. Waiting until spring doesn’t guarantee a better selling price.
Thinking About Taking Your Los Angeles Home Off the Market?
If your home has been sitting on the market and you’re considering withdrawing it, I would start by identifying what hasn’t been working.
Sometimes the solution is a strategic price adjustment. Sometimes it’s improved presentation or a different marketing approach. And sometimes a temporary pause and carefully planned relaunch may be appropriate.
I specialize in luxury and architectural homes throughout Los Angeles, with a focus on the Hollywood Hills and Sunset Strip. I also work with homeowners whose properties have struggled to sell.
If you’d like a second opinion on your home’s pricing, presentation or marketing strategy, visit my Contact page or call/text 323-719-3360.
I’m always here to help.
About the Author
Natalie Novarro is a real estate agent with Sotheby’s International Realty in Los Angeles, specializing in the Hollywood Hills and Sunset Strip.
With over 20 years of experience and more than $100M in career sales, she works with buyers, sellers, and investors throughout Los Angeles.
For more information or to get in touch, visit the Contact page or call/text 323-719-3360.
This article is for general informational purposes only. MLS rules, listing agreements and cancellation or relisting requirements can vary. Review your existing agreement and applicable MLS rules before withdrawing or relisting your property.