GETTING STARTED
When is the best time to sell?
Spring and early summer are typically the strongest seasons to sell a home, but local market conditions ultimately matter most. While many markets experience increased activity during these months, every real estate market is different. In some cases, selling during the fall or winter may be advantageous due to lower competition and the presence of more serious, motivated buyers actively searching for a home. In Washington State, over the past couple of years, February has emerged as one of the strongest months to sell, driven by early buyer demand and limited inventory.
What are the current market conditions?
Current market conditions are one of the primary reasons to work with a real estate broker. The real estate market can change weekly and often varies from one neighborhood to another. We recommend reaching out for a personalized market update. We can provide detailed insights for your specific zip code, including average days on market, list-to-sale price ratios, absorption rate, average sale price, and other key metrics to help you make an informed decision.
How long will it take to sell my home?
On average, homes may sell within a few days to a 3-4 months, depending on factors such as pricing, condition, location, and overall market conditions. Once an offer is accepted, the closing process typically takes an additional 30–45 days.
What are the first steps to sell my house?
First, meet with a real estate agent to discuss your goals, timeline, and current market conditions. Next, determine your home’s value through a comparative market analysis (CMA) to establish the right pricing strategy. Then, prepare your home for sale by cleaning, decluttering, making minor repairs, and considering staging to maximize appeal. You’ll also need to complete any required seller disclosures. Once your home is prepared and priced, professional photos and marketing materials are created before the property is officially listed on the market and showings begin.
CHOOSING A REAL ESTATE BROKER
Should I hire a real estate agent?
Yes—agents handle pricing, marketing, negotiations, and paperwork to help maximize your net proceeds. They also guide pricing strategy, coordinate marketing and showings, manage offers, and oversee inspections and closing details to ensure a smooth and stress-free transaction.
How do agents market homes?
Agents use a strategic marketing plan to maximize exposure and attract qualified buyers. This typically includes professional photography, a compelling listing description, MLS and major real estate website exposure, social media promotion, email marketing to buyer and agent networks, and targeted digital advertising. They also coordinate open houses, private showings, and pricing strategies to generate strong interest and competitive offers.
How do I choose a real estate agent?
Choosing the right real estate agent is one of the most important decisions I will make in a successful home sale.
- Local expertise: The agent should understand my neighborhood and current market trends.
- Proven experience: They should have a strong track record selling homes in my price range.
- Strong marketing strategy: They should offer a comprehensive marketing plan, including professional photography, online exposure, social media promotion, and targeted advertising to attract qualified buyers.
- Clear communication: I need someone who is responsive, transparent, and keeps me informed.
- Strong negotiation skills: The agent should be able to advocate for my best price and terms.
- Good reputation: Positive reviews and client referrals are important indicators of success.
- Trust and comfort: I should feel confident and comfortable working with them throughout the process.
- Not based on commission alone: The lowest commission doesn’t always mean the best value—experience, marketing, and results matter most.
How long does the listing agreement last?
The length of a listing agreement varies, but it is typically set for a specific period agreed upon by both the seller and the real estate agent. Most commonly, listing agreements range from 3 to 6 months, depending on market conditions, pricing strategy, and the property. Most real estate contracts are for six months. Homes at a higher price point may take longer to sell and often have more extended contract periods.
Will the agent only be representing me in a real estate transaction?
Yes—if you sign a listing agreement, the agent represents you and is legally obligated to act in your best interests throughout the transaction. Their role is to advise you, market your home, negotiate on your behalf, and protect your interests during pricing, offers, inspections, and closing.
In Washington State, licensing law allows a real estate broker to represent both the buyer and the seller in the same transaction, which is known as dual agency. Dual agency has been prohibited in some states due to potential conflicts of interest. However, we do not practice dual agency. In our transactions, we do not act as a neutral party—we are committed to fully representing and advocating for our client’s best interests.
PRICING
How do I determine my home’s value?
Your home’s value is determined by several factors, including recent comparable sales (comps) in your area, current market conditions, location, size, condition, and upgrades. A real estate professional can provide a Comparative Market Analysis (CMA) to estimate your home’s value, and a licensed appraiser may also be used for a more formal valuation.
How much is my home worth in today’s market?
A real estate professional or a licensed appraiser can help determine your home’s current market value. While both use similar valuation methods, their approach and purpose may differ slightly. In most cases, both rely on comparable sales (“comps”) to establish a fair market value.
A comprehensive market analysis typically includes:
- Sold Properties – Recently sold homes near your property that provide the strongest indication of value
- Pending Properties – Similar homes currently under contract, reflecting current buyer demand
- Active Listings – Competing homes currently on the market
A real estate agent will evaluate your home by comparing it to similar properties based on key factors such as square footage, year built, number of bedrooms and bathrooms, upgrades and condition, location, lot size, school district, and proximity to parks, transportation, and other amenities.
This comparative analysis helps position your home competitively in today’s market to attract buyers and maximize value.
How do I choose the right listing price?
Choosing the right listing price is one of the most important steps in successfully selling your home. Pricing it correctly from the start helps attract strong buyer interest, generate showings, and reduce time on the market.
A real estate professional determines the optimal listing price using a Comparative Market Analysis (CMA), which evaluates recent market activity and current competition. In addition to market data, pricing also considers your home’s unique features such as condition, upgrades, square footage, layout, location, lot size, school district, and overall desirability.
The goal is to position your home at a price that is competitive, data-driven, and aligned with current buyer demand—maximizing both interest and final sale value.
Should I list my home at a higher price to leave room for negotiation?
One of the most common real estate misconceptions is that pricing high leaves more room to negotiate. In reality, this strategy often creates more risk than advantage.
Overpricing a home can discourage potential buyers from viewing it in the first place, significantly reducing early interest and showing activity. The first 1–2 weeks on the market are typically the most critical, when buyer attention is at its peak.
If a home remains on the market too long without offers, it can develop a “stale listing” perception or stigma. Buyers may begin to wonder why it hasn’t sold, which can weaken negotiating power over time. In many cases, this leads to price reductions, and buyers may interpret those reductions as a sign that the home is overpriced or less desirable.
Strategic, market-driven pricing from the beginning typically results in stronger interest, more competitive offers, and a better final sale outcome than starting high and reducing later.
What is the difference between List Price and Sale Price?
The list price is the price a property is advertised for when it is placed on the market. It represents the seller’s asking price at the time of listing.
The sale price is the final amount the home actually sells for after negotiations are completed and the transaction closes.
In many cases, the sale price may be lower than, equal to, or occasionally higher than the list price, depending on market conditions, buyer demand, and competition.
A realtor helps determine a strategic list price designed to generate strong interest and ultimately achieve the best possible final sale price in the current market.
Does the assessed value have anything to do with market value?
No. The assessed value has little to no direct relationship to a home’s current market value.
The assessed value is determined by the local county or municipality and is used primarily for the purpose of calculating property taxes. It is based on a standardized formula and may not reflect recent market changes, upgrades, or current buyer demand.
The market value, on the other hand, is what a willing buyer is likely to pay for the home in today’s open market, based on recent comparable sales, competition, condition, and location.
Because these two values are calculated for different purposes, they often differ significantly—especially in fast-moving or rapidly appreciating markets.
HOME PREPARATION
Should I fix things before selling?
Yes—addressing minor repairs and safety issues before listing your home is highly recommended and can positively impact both buyer perception and offers.
Small fixes such as leaky faucets, broken fixtures, chipped paint, loose hardware, or minor cosmetic issues help create a well-maintained impression and reduce potential objections during showings or inspections.
While major renovations are not always necessary, homes that are clean, well-maintained, and move-in ready typically attract stronger interest and more competitive offers. Taking care of visible issues in advance can also help reduce renegotiations after inspection.
A real estate professional can help you identify which repairs are worth completing and which are better left as-is based on your specific market and property condition.
What improvements increase home value most?
Certain improvements tend to have the greatest impact on both buyer interest and perceived home value.
Kitchen updates, bathroom renovations, new or refreshed flooring, interior and exterior paint, and curb appeal improvements typically provide the strongest return. These areas are highly visible to buyers and directly influence first impressions and overall desirability.
Even smaller upgrades—such as modern lighting, updated hardware, landscaping, and deep cleaning—can significantly enhance how a home shows without requiring a large investment.
The best improvements often depend on your home’s condition and local market expectations. A real estate professional can help prioritize which updates will provide the highest return before listing.
Do I need to stage my home?
Staging your home is highly recommended and often makes a significant difference in how quickly a property sells and the offers it receives.
Staging helps buyers visualize how each space can be used, creates a strong first impression, and highlights the home’s best features. Well-staged homes typically feel more spacious, clean, and move-in ready, which can increase perceived value.
In many cases, staged homes also sell faster and may receive stronger offers compared to similar upstaged properties. Even simple staging—such as decluttering, rearranging furniture, and adding neutral décor—can make a meaningful impact.
Can I sell my home as-is?
Yes, you can sell your home in “as-is” condition, meaning you are not agreeing to make repairs or improvements before closing.
However, selling as-is typically means you may receive fewer offers and lower purchase prices, as buyers will factor in the cost of needed repairs and potential risk. In some cases, it may also limit your buyer pool to investors or buyers looking for renovation opportunities.
Even when selling as-is, full disclosure of known issues is still required, and buyers will usually complete inspections before finalizing the purchase.
How do I prepare my home for sale?
What should I do to prepare my home for sale?
Preparing your home for sale is an important step that can significantly impact buyer interest and final sale price.
Key steps include decluttering, deep cleaning, making minor repairs, improving curb appeal, and staging when appropriate. These efforts help create a clean, well-maintained, and inviting environment that allows buyers to focus on the home’s features rather than distractions.
Decluttering and depersonalizing the space help buyers visualize themselves living in the home, while small repairs and touch-ups improve overall presentation and reduce potential objections during showings or inspections. Enhancing curb appeal is especially important, as it creates the first impression when buyers arrive.
In some cases, staging may also be recommended to highlight the home’s layout and maximize its appeal in photos and showings.
Do I need to make repairs before selling?
Not always, but completing minor repairs can improve buyer perception, increase market appeal, and potentially lead to stronger offers. Major repairs should be evaluated carefully based on cost, expected return on investment, and current market conditions.
Do you have contractors to recommend for work needed on the house?
Yes. We maintain a network of trusted, licensed, and reliable contractors for a wide range of home repairs and improvements, including painters, plumbers, electricians, roofers, landscapers, cleaners, and handymen. We’re happy to connect you with professionals based on the specific work needed, timeline, and budget. Whenever possible, we also recommend obtaining multiple estimates so you can compare options and make the best decision for your home
EXPENSES
What are the common expenses for home sellers?
Common expenses for home sellers typically include real estate broker commissions, closing costs, repairs, and applicable taxes. Seller closing costs may also include escrow and title-related fees, prorated property taxes, excise tax, and any agreed-upon repairs or credits to the buyer.
Typical seller expenses include:
• Real estate broker commissions (listing and buyer broker)
• Escrow fees
• Owner’s title insurance policy
• Prorated property taxes
• Real Estate Excise Tax (REET), where applicable
• Notary fees
• Recording fees
• Outstanding judgments or liens that must be cleared at closing
These costs can vary depending on the transaction, local regulations, and negotiated terms of the sale.
Do I pay taxes when selling my home?
Possibly. You may be subject to capital gains tax depending on your profit, ownership period, and eligibility for exclusions. However, many homeowners qualify for a primary residence exclusion that may reduce or eliminate capital gains tax. In addition, in Washington State, a Real Estate Excise Tax (REET) is paid on all home sales. This tax is typically based on the sale price and is required to be paid at closing.
What are the costs of selling a home?
The cost of selling a home typically ranges from about 6% to 10% of the sale price, depending on commissions, fees, and property-specific factors.
ON THE MARKET
How do showings work?
Buyers tour the home by appointment, typically scheduled through the listing agent or showing service. Showings often occur with short notice, and sellers are asked to keep the home clean, secure valuables, and step out during the appointment so buyers can comfortably view the property.
Do I need to be home during showings?
No. In fact, it is generally recommended that sellers are not present during showings so buyers feel more comfortable exploring the home freely. Buyers and their agents prefer privacy, which allows them to discuss the property openly and experience the home without feeling observed or pressured.
What is a seller disclosure?
A seller disclosure is a legal form in which the seller provides information about the property’s known condition, including any existing defects, past repairs, or material issues. It is intended to inform buyers and promote transparency in the transaction.
What if my home doesn’t get offers?
If your home isn’t receiving offers, it may be necessary to reassess the strategy. Common adjustments include improving pricing, enhancing marketing exposure, making property updates, or staging the home more effectively. Market feedback can also help guide changes to better attract buyers.
Why is my home not selling?
Your real estate agent should keep you informed about potential reasons your home may not be selling and what adjustments can improve your chances of success. Common factors include:
- Price – If the price is above market value for the home’s condition and location, buyers are less likely to make offers.
- Showings – Limited showing availability or seller presence during showings can discourage buyers or reduce interest.
- Condition – Outdated features, lack of maintenance, clutter, or poor cleanliness can negatively affect buyer perception.
- Natural Light – Homes with limited natural light may show less favorably, especially in markets like the Seattle area.
- Emotional Attachment – Limited flexibility or reluctance to negotiate can deter serious buyers.
- Staging – Lack of staging or poor presentation can make it harder for buyers to visualize the space as their future home.
- Agent Strategy – Marketing exposure, pricing strategy, and communication can all impact how quickly a home sells.
Most challenges can be addressed once identified, and strategic adjustments often improve market response and overall selling success.
ACCEPTING AN OFFER
What is a contingency?
A contingency is a condition that must be met for the sale to proceed in a real estate contract. If the condition is not satisfied, the buyer may have the right to renegotiate or cancel the agreement.
Common contingencies include financing, inspection, appraisal, title review, and HOA review contingencies. These protections allow buyers to verify key aspects of the property before fully committing to the purchase.
What is a Home Sale Contingency?
A home sale contingency is a clause in a real estate contract that makes the purchase dependent on the buyer successfully selling their current home. It allows buyers to avoid owning two properties at the same time. If the buyer is unable to sell their home within the agreed timeframe, they are typically not obligated to proceed with the purchase or close on the seller’s property.
Can a buyer back out of a contract?
Yes, in most cases a buyer can back out of a contract during the contingency periods outlined in the agreement, such as inspection, financing, appraisal, or other negotiated contingencies. If the buyer terminates within these timelines according to the contract terms, they are typically able to do so without penalty.
How do you handle offers?
The goal is to generate strong interest and, ideally, receive multiple offers for your home. In a competitive market, multiple-offer situations and even bidding wars are common.
All offers are presented to the seller, along with guidance to help evaluate each one and choose the strongest option. It’s important to note that the highest offer is not always the best offer. For example, an offer with fewer contingencies may be stronger than a higher-priced offer with added risk.
The strongest offer typically includes a competitive price, minimal contingencies, and a favorable closing timeline.
How do I handle low offers?
You can counteroffer, negotiate, or wait for stronger buyers. Low offers are not uncommon and do not necessarily mean a buyer is unwilling to move higher—they may be testing market conditions.
Sellers generally have three options when responding to any offer:
- Accept the offer
- Reject the offer
- Submit a counteroffer
In most cases, a counteroffer is the preferred strategy, as it keeps negotiations active and allows both parties to work toward mutually acceptable terms. The buyer then has the same options to accept, reject, or counter the seller’s response.
How do multiple offers work?
In a multiple-offer situation, several buyers submit competing offers on the same property, often around the same time. The seller reviews all offers and selects the one that best meets their goals.
The “best” offer is not always the highest price. Sellers also consider factors such as financing strength, contingencies, closing timeline, and overall terms. In some cases, sellers may counter one offer, request best-and-final offers, or negotiate with multiple buyers before making a final decision.
Can I reject an offer?
Yes. As a seller, you are not obligated to accept any offer you receive. You may choose to reject an offer, accept it, or respond with a counteroffer based on what best aligns with your goals and terms.
What is earnest money?
Earnest money is a deposit made by the buyer to demonstrate serious intent to purchase a property. It is typically held in an escrow account and applied toward the purchase at closing.
If the transaction closes, the earnest money is credited to the buyer. If the buyer defaults outside of contractual protections, the seller may be entitled to the deposit, depending on the terms of the agreement.
What are seller’s concessions?
Seller’s concessions refer to a negotiated amount the seller agrees to contribute toward the buyer’s closing costs and prepaid expenses. These contributions can help reduce the buyer’s out-of-pocket costs at closing and may make the home more financially accessible.
Concessions are often used as a negotiation tool to attract buyers or help a transaction move forward more smoothly. They are commonly seen in both resale and new construction markets, where builders frequently offer incentives or credits to buyers.
Should I leave the appliances?
It is common practice for appliances to remain with the home as part of the sale. However, if you intend to take any appliances with you, they must be specifically excluded in the purchase and sale agreement so the buyer is fully informed and there are no surprises at closing.
UNDER CONTRACT
What happens after I accept an offer?
Once you accept an offer, the home typically enters escrow. During this period, the buyer works through key steps such as inspections, appraisal, and final loan approval, while both parties move toward closing.
This phase also includes coordinating paperwork, meeting contract deadlines, and addressing any negotiated repairs or contingencies until the transaction is ready to close.
What is escrow?
Escrow is a neutral third-party service that holds and manages funds, documents, and instructions during a real estate transaction. The escrow company ensures that all contract terms are met by both the buyer and seller before the transaction is completed and funds are released at closing.
What inspections will buyers request?
Buyers typically request a general home inspection and may also order additional inspections depending on the property. Common inspections include pest (termite), roof, sewer scope, and other specialty inspections such as structural, electrical, plumbing, or HVAC when needed.
What if the buyer asks for repairs after inspection?
After the inspection, the buyer may request repairs or ask for credits based on the findings. The seller can agree to complete the repairs, offer a credit, negotiate alternative solutions, or decline the request, depending on the contract terms and overall market conditions.
What happens during a home appraisal?
A licensed appraiser evaluates the property to determine its market value. This assessment is based on factors such as the home’s condition, size, location, features, and recent comparable sales in the area. The appraisal helps the lender confirm that the property supports the agreed purchase price before final loan approval.
What happens if the appraisal value comes in low?
This situation can occur, especially in competitive or multiple-offer scenarios, when the agreed purchase price is higher than the appraised value supported by recent comparable sales.
In these cases, the appraisal may not justify the contract price, and the parties typically renegotiate.
Common outcomes include:
- Appraisal review or challenge – The seller may request a reconsideration of value or a second appraisal if additional supporting data is available, subject to lender approval.
- Buyer covers the difference in cash – The buyer pays the gap between the appraised value and the purchase price.
- Price adjustment – The seller agrees to reduce the sale price to the appraised value.
- Compromise – Both parties meet in the middle, with a partial price reduction and additional buyer contribution toward closing.
CLOSING
What is a final walk-through?
A final walk-through is the buyer’s last inspection of the home before closing. It is typically completed within 24–48 hours prior to closing to confirm that the property is in the agreed-upon condition, any negotiated repairs have been completed, and no new issues have arisen since the inspection.
What happens at signing?
At signing, both the buyer and seller review and sign the required closing documents to finalize the transaction. The seller signs documents that transfer ownership of the property, while the buyer signs loan and purchase-related paperwork. Once all documents are signed and funds are received by escrow, the transaction moves toward closing and recording with the county.
When do I have to be out of the house?
You are typically required to be fully moved out by the date and time specified in the purchase and sale agreement, which is usually the closing date, depending on the negotiated terms. The home must be delivered in clean condition, with all personal belongings removed unless otherwise agreed in writing.
When do I get paid after closing?
Sellers typically receive their proceeds within 1–2 business days after the transaction has closed and the deed has been recorded with the county. The funds are disbursed by the escrow company according to the closing statement and delivery instructions.