Frequently Asked Questions for Home Sellers

The value of your home depends on factors like location, condition, size, and recent sales of similar homes in the area. A comparative market analysis (CMA) from a REALTOR or an independent appraiser can give you a good estimate. I provide this for anyone interested in learning the true market value of their home. An email request is fine, but I like to speak briefly on the phone to learn additional details about your home that can help me put together a more accurate price estimate. Get your home’s current value HERE.

I can provide an initial estimate without visiting your home.  To most accurately determine a sales price, I would need to visit your home to take some photos, better understand its condition, and learn about updates and upgrades you may have completed.

Focus on repairs that improve the home's value and appeal to buyers:

• Fix any major structural issues.

• Touch up paint and address cosmetic problems like chipped trim or damaged flooring.

• Update outdated fixtures, like faucets and lighting.

• Ensure appliances and systems are in working order (HVAC, plumbing, etc.)

• When I walk through a home, I offer specific suggestions on items that should be addressed before going on the market based on your needs and objectives.

Yes. I have a network of trusted vendors like contractors, handymen, cleaners, and landscapers. I’m happy to provide recommendations, but always get multiple estimates for any work you plan to do.

If your home is vacant, it might be easier to show since there’s no need to coordinate. However, vacant homes may be perceived as less maintained, so ensuring the home is clean, staged, and in good condition is important for a quicker sale. I recommend keeping the AC set at an appropriate level to reduce musty odors and humidity. I also recommend keeping all utilities operational as they will have to be on when the home inspection takes place.

Showings are typically scheduled with potential buyers and their agents. You can set limits on the times when showings happen, but buyers generally expect to see the home with minimal interruption. I use a showing service that coordinates requested showing times with you and is fully customizable to accommodate your schedule.

Every home sales situation is unique.  If your home has been on the market for a while without offers, it might be necessary to lower the price. However, this decision should be made in consultation with your REALTOR based on market conditions and feedback from showings. I always provide market data and perspective to my sellers to help them decide if a price drop is warranted.

The buyer’s REALTOR fee is a negotiable item on the contract offer along with all other negotiable items.  In many cases, the seller decides upfront to pay their listing agent a fee that the listing agent then agrees to share with any potential buyer’s REALTORS. This shared fee is communicated to buyer’s agents during the home marketing phase. Sometimes, sellers choose to pay some or all of the buyer’s REALTOR fees in addition to their own REALTOR’s fees individually. Either way, all REALTOR commissions are negotiable and are paid when the sale closes as part of the buyer’s or seller’s closing costs.

The typical commission for a real estate agent is around 4.5%–6% of the sale price, but this can vary. The seller usually pays the full commission to the listing agent, and it is  then split between the listing agent and buyer’s agent at closing. However, all commissions are negotiable and REALTORs negotiate what these commissions will be and how they will be paid with their clients prior to signing a listing agreement and putting the home on the market. Learn more about how REALTOR commissions are handled with this quick VIDEO.

Closing costs for the seller generally range from 2%–4% of the home’s sale price. They can include things like transfer fees, title insurance, and repairs or credits to the buyer. Sometimes the seller may purchase a new survey for a buyer or pay for a home warranty.

Title insurance protects both the buyer and lender from financial loss due to issues with the property’s title (ownership), such as unpaid liens, fraud, or mistakes in public records.

If your property is part of an HOA, you’ll need to ensure that any outstanding HOA dues are paid up to date. The buyer may also have to pay prorated fees after the sale. Additionally, the HOA might require you to provide certain documents (like financials or meeting minutes) and there may be costs to procure these documents. Who pays for these HOA fees is a negotiable part of any sales agreement. Each HOA is different and I help sellers determine what those costs are and how to get the required documents.

If you can’t find your old survey, a new one may be necessary. You can request a copy from the county records office if it was previously filed or from the title company where you originally closed. If that doesn’t work, the buyer’s lender may order a new one. If a new one is needed, the buyer may want to negotiate that you will pay for the new survey. Typically, a new survey will cost from $500-$700.

Selling a home on behalf of someone who has passed away usually involves probating the estate. You’ll need to provide documentation, such as a death certificate and probate documents including an heirship affidavit if the property was part of the deceased's estate. A probate attorney can help guide you through this process. Most title companies are also experienced in estate sales and can provide the necessary guidance. I’ve helped many families work through the home sales process for an estate. It can sometimes require additional time to close this type of sale.

In a divorce, both parties must agree to sell the home. You may need to provide legal documentation (like a divorce decree) to show both parties have agreed to the sale. If there's a dispute, you may need a court order.  I’ve worked with many people during this difficult time and I’m sensitive to the various issues that can arise.

If your property has tenants, you’ll need to follow the legal process to end the lease agreement, unless the buyer is willing to assume the tenant's lease. In many cases, you may need to give a notice to vacate as required by the lease terms and local laws. I’ll help ensure you have the right legal documents in place and I’ll work directly with your tenant to coordinate home showings for potential buyers. 

Generally, you don’t have to move out until closing day, though it’s a good idea to make arrangements ahead of time for a smooth transition. Sometimes, the sale will include a post-closing occupancy agreement that allows you to stay for a short period after the sale, if needed. In some cases, there may be a fee required to stay in the home past the closing date. Keep in mind that the buyers have the right to walk through the home just prior to closing to ensure it is in the same condition it was when they got into contract and to verify all repairs have been completed.

You can leave behind items that are permanently attached to the property, such as light fixtures, built-in appliances, or window treatments, unless you’ve agreed to remove them. Be sure to clarify ahead of time what’s included in the sale in the contract to avoid confusion. Don’t leave behind unwanted items or furniture or food in the fridge. The expectation is that the home will be empty and clean.

If you want to sell furniture or personal items, you can negotiate with the buyer separately. These items can sometimes be included in the purchase agreement or, more often, as a separate sale, but they must be clearly stated to avoid confusion.  Many times a buyer may ask for items that interest them or certain appliances. It’s good to consider what you might be willing to part with and for what terms before going on the market to cut down on misunderstandings. 

At closing, the home should be in the same condition as when the contract was signed. This includes ensuring repairs (if agreed upon) are completed, and the home is clean and empty. Personal property that isn’t part of the sale should be removed. If a professional cleaning was negotiated in the contract, that should be completed prior to closing. All instruction manuals, keys, fobs, digital codes, etc that go with systems in the home should be left in an orderly fashion somewhere easy to locate.