Seller FAQ

Common Seller Questions

Selling a home involves more decisions, costs, and emotional weight than most people expect. Here are the questions that come up in almost every seller conversation — with straight answers.

How much does it cost to sell a house?

Total selling costs typically run 8-10% of the sale price. On a $400,000 home, that’s $32,000-$40,000. The breakdown: real estate commission (5-6%, though negotiable post-NAR settlement), closing costs (1-3% including title insurance, escrow fees, transfer taxes), and pre-sale prep (staging, repairs, cleaning — $2,000-$10,000). Many sellers are shocked by this number because they were only thinking about the commission. The net you walk away with is the sale price minus your remaining mortgage balance minus all selling costs.

When is the best time to sell?

Nationally, homes listed in April-June sell faster and for 5-10% more than homes listed in November-January. The first two weeks of April tend to be the sweet spot — serious buyers are active, inventory hasn’t peaked yet, and homes look good with spring landscaping. But local markets vary: ski resort towns peak in winter, college towns peak before the academic year, and Florida is strong October-March when snowbirds arrive. Your best move: check your local MLS for seasonal price trends and days-on-market data by month.

Should I make repairs before listing?

Fix anything that will show up on a buyer’s inspection and scare them: active leaks, electrical issues, HVAC problems, roof damage. Cosmetic updates (fresh paint in neutral colors, new hardware, updated light fixtures) offer 150-300% ROI. Kitchen and bathroom remodels rarely return 100% of the cost — a $30,000 kitchen remodel returns about $20,000-$22,000 at sale. The exception: if your kitchen is from 1985 with laminate counters and harvest gold appliances, a modest $8,000-$12,000 refresh (paint cabinets, new countertops, updated hardware) can return 200% because it removes the “gut renovation” fear factor.

How do I price my home correctly?

Overpricing is the single most common seller mistake. A home priced 5-10% too high will sit on the market, accumulate days-on-market (which makes buyers suspicious), and eventually sell for less than it would have at the correct price from the start. The data is clear: homes that go through one or more price reductions sell for an average of 3-5% less than comparable homes priced correctly from day one. Your agent should provide a CMA (Comparative Market Analysis) using 3-6 recent comparable sales within 0.5 miles, adjusted for differences. Price to the market, not to your emotional attachment.

Do I need to stage my home?

Staging increases sale price by 1-5% and reduces days on market by 30-50%, according to NAR data. Professional staging costs $2,000-$5,000 for a full home. Virtual staging ($100-$300 per room) is cheaper but less impactful — it helps online photos but doesn’t help in-person showings. The highest-ROI staging moves: declutter aggressively (remove 50% of your stuff), deep clean everything, and stage the living room, kitchen, and master bedroom. Empty homes sell for 6-10% less than staged homes because buyers can’t visualize scale and layout in empty rooms.

Can I sell my home myself (FSBO)?

You can, but the data says you’ll likely net less. FSBO homes sell for a median of 23% less than agent-assisted sales (though self-selection explains some of this gap — FSBOs tend to be in lower price brackets). The harder question: can you handle pricing, marketing, showings, negotiations, contracts, and legal compliance without making a costly mistake? If your home is in a hot market with limited inventory and you’re comfortable with contracts, FSBO can save you the listing commission. In a balanced or buyer’s market, the marketing reach and negotiation expertise of an agent typically more than pays for their commission.

What is the NAR settlement and how does it affect my sale?

The 2024 NAR settlement changed how buyer’s agent commissions work. Previously, the seller set the total commission (usually 5-6%) and split it between listing and buyer’s agents via the MLS. Now, buyer’s agent compensation is no longer listed on the MLS, and buyers must sign agreements with their agents outlining compensation. For sellers, this means you’re no longer automatically paying the buyer’s agent. However, many sellers still choose to offer buyer’s agent compensation (2-3%) to attract more buyers. If you don’t offer it, fewer agents may show your home, which could reduce demand and final sale price. It’s a market-by-market decision.

How long does it take to sell a house?

National median days on market: 45-65 days (from listing to closing). But this varies enormously. In hot markets (parts of Texas, Tennessee, North Carolina), homes sell in 5-14 days. In slower markets, 60-120 days is normal. Once under contract, closing takes 30-45 days. Total timeline from list to close: 8-16 weeks in a balanced market. Factors that increase your timeline: overpricing, poor condition, unusual property type (mobile homes, fixer-uppers, unique architecture), and seasonal timing.

What are seller concessions?

Seller concessions are credits you give the buyer at closing to cover some of their closing costs. Typical concession: 2-4% of the purchase price. Why would you do this? Because a buyer who’s stretching to afford a $300,000 home might not have an extra $10,000 for closing costs. By offering a 3% concession ($9,000), you make your home accessible to more buyers. The net effect on your proceeds is the same as reducing the price by $9,000 — but the buyer’s monthly payment is based on the full price, and the home appraises at the full price, which keeps the transaction together. It’s a common and effective negotiation tool.

Should I accept the first offer?

The first offer is statistically likely to be your best offer — but only if you priced correctly. If you priced right and get a strong offer in the first week, take it seriously. Rejecting a solid first offer while waiting for something better is how sellers end up accepting less money 60 days later. That said, if you receive multiple offers in the first 48 hours, you’re in a multiple-offer situation and should let all parties know and set a deadline for best-and-final offers. Your agent should manage this process to maximize your outcome.

For more details, explore our selling guide, flat fee MLS comparison, and pricing strategy guide.