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How Much Does It Really Cost to Sell Your House?

Thursday, January 30, 2025   /   by Tanya Kerr

How Much Does It Really Cost to Sell Your House?

How Much Does It Really Cost to Sell Your House?


Selling your home is a major financial decision, and you deserve to know exactly where your hard-earned dollars are going. As part of the #1 Real Estate team in Georgetown, TX, we’re here to shed light on home-selling costs so you can plan smarter, avoid surprises, and keep more money in your pocket.


From repairs that make buyers swoon to how Realtors get compensated, we’ll walk you through every detail in this guide.


Table of Contents



    1. Make-Ready Magic: Setting the Stage for Buyers

    1. Agency Costs: What Are You Really Paying For?

    1. Buyer’s Agent Compensation: What Sellers Should Know

    1. Closing Costs & The Appraisal: The Final Chapter

    1. Stay Informed with a Net Sheet

    1. The Bottom Line: The Three Key Phases of Selling

    1. TL;DR: Key Takeaways

    1. FAQs: Your Top Questions Answered




Make-Ready Magic: Setting the Stage for Buyers


First impressions are everything! Before you even think about listing, your home needs to capture the hearts of potential buyers. Here’s where to focus:


Repairs & Upgrades


Small fixes can make a big difference. Leaky faucets? Chipped paint? Bold purple walls from the ‘90s? It’s time to refresh. Simple updates like a fresh coat of neutral paint, replacing worn carpets, or sprucing up the landscaping with colorful flowers can work wonders for your home’s appeal—without breaking the bank.


Cleaning & Staging


Picture this: walking into a spotless, beautifully arranged home bathed in natural light. That’s the kind of magic we aim for with every listing. Whether it’s professional carpet cleaning or strategic staging to make rooms feel larger and more inviting, these investments pay off with higher offers.


?? Pro Tip: Renovations don’t have to drain your wallet. We’ll help you focus on upgrades that give you the best return on your investment.




Agency Costs: What Are You Really Paying For?


There’s a lot more to it than just about sticking a sign in the yard. Hiring a professional to sell your home is an investment, and you should know exactly what you’re getting for that investment—and how your Realtor is compensated for the value they bring to the table


Professional Fees


The professional fees, or compensation, is what you pay to your listing agent are based on market value and what you agree on with the agent for their services. This is always negotiable and can vary depending on your market and agreement with the agent. It’s a misconception that these fees are set in stone.


So, what’s included? Let’s break it down:




What Does a Realtor Bring to the Table?


Pricing Expertise


Setting the right price is an art and a science. We dive deep into market trends, neighborhood-specific data, and buyer preferences to hit that sweet spot where your home sells quickly and for top dollar.


Unlike algorithms like Zillow (which can be off by thousands), we analyze:



    • Neighborhood trends—what’s hot and what’s not.

    • Timing insights—when the market peaks in your area.

    • Buyer preferences—what features today’s buyers value most.


Pricing your home isn’t about guesswork or pulling random comps—it’s about strategy. Overpricing scares buyers away, and underpricing leaves money on the table. Our expertise ensures your home is positioned competitively, so you’re never leaving money on the table.


Marketing That Works


Professional photos, floor plans, compelling descriptions, paid social media ads, and walkthrough videos are just the beginning. We bring your home to market by creating and executing a marketing strategy that includes listing your home on the Multiple Listing Service (MLS), creating online listings, organizing open houses, and advertising through various channels.


But great marketing doesn’t stop there. A top-tier Realtor isn’t just aware of the market—they shape it by leveraging expertise, market relationships, and pricing strategies that drive results.


Strong relationships and a deep well of expertise can truly save the day in a transaction. Whether it’s breaking down an inspection report so everyone’s on the same page or working hand-in-hand with another agent to brainstorm solutions, we keep deals on track—often fixing hiccups behind the scenes before our clients even know there was a bump in the road.


Negotiation Power


Offers are exciting—but the real magic happens during negotiations. This is where our expertise saves you money and stress and where you really see our value. From inspections to appraisals, we fight to negotiate the best price and terms to save you money


We ran the data: Our team earns clients an average of 3.1% more than other agents. That’s real money in your pocket.


Stress-Free Paperwork


Contracts, disclosures, deadlines—oh my! People often ask how to get under contract, but the real question is, how do you stay under contract? When it comes to contract deadlines, legal items and disclosures, we really on our proven systems, staff support, and attention to detail to ensure a smooth transaction from start to finish.




Buyer’s Agent Compensation: What You Need to Know


This has been a hot topic lately! Buyer’s agent compensation, also known as cooperating broker fees, is negotiable between the seller and the agent. Depending on your market strategy and competition, it may be advantageous to offer compensation—or not. Lean on the local agents in your area to better identify what's happening in your local market on this topic. Generally speaking, you have these options:


Options include:



    1. Offering a percentage upfront.

    1. Including compensation through seller concessions.

    1. Leaving it for the buyer to pay directly.


The right choice depends on your market, and we’ll guide you based on local trends to help you make the best decision.




Finding Suitable Properties: On and Off the Market


A great buyer’s agent isn’t just passively waiting for homes to pop up online—they’re actively hunting for the perfect match. While we set up tailored searches to monitor what’s hitting the market, we also tap into our extensive network, leveraging relationships and insider knowledge to uncover homes that aren’t listed publicly. In fact, we sell homes off-market all the time, ensuring our clients have access to exclusive opportunities.


But the job doesn’t stop there. During showings, we go beyond admiring the aesthetics of a property. We’re scanning for red flags like cracks that might signal foundation issues, water damage, or roof concerns—all while keeping the seller’s disclosures in mind. While we’re not inspectors, our experience allows us to identify potential problems that could require closer evaluation during the inspection process.


Navigating Offers and Inspections


Once you find “the one,” we guide you through structuring an offer that aligns with your financial goals. From collaborating with lenders on options like rate buy-downs to strategizing terms that appeal to sellers while protecting your interests, we ensure every detail is designed with your success in mind.


When it comes to inspections, we help you decipher what matters most. From identifying key repair priorities to advising on what requests to make, our expertise ensures you’re equipped with the information you need to move forward confidently—or to renegotiate if needed.


This hands-on, proactive approach means you’re not just buying a house—you’re securing a home that meets your needs, backed by the guidance and support of a team who’s with you every step of the way.




Closing Costs & The Appraisal: The Final Chapter


You’re almost there! As we approach the finish line, a few key steps and expenses ensure a smooth transition from listing to closing.


Getting Ahead of the Appraisal


The appraisal process can significantly impact both buyers and sellers. On the sell side, it’s all about ensuring your property appraises at or above the agreed price to protect your profit. On the buy side, a low appraisal can cause unexpected financial strain, potentially derailing the deal.


To prevent these issues, we proactively provide appraisers with critical data to support the property’s value. On top of that, we conduct thorough market analyses upfront to align offers with realistic values, avoiding surprises later in the process.


Final Details After the Appraisal Period


Once we’re out of the appraisal period, the focus shifts to managing the final details with precision:



    • Title Work – We coordinate with the title company to ensure all necessary documents, such as HOA documents and title commitments, are reviewed and approved.

    • Logistics Coordination – From gathering utility company details to confirming trash pickup schedules and key transfers, we handle the little things that make your move easier.

    • Lender Oversight – We ensure the lender is staying on top of deadlines and completing everything required to close on time.


Closing Cost Breakdowns for Buyers and Sellers


Understanding the costs associated with buying or selling a home can feel overwhelming, but it doesn’t have to be! Here’s a quick overview of the typical expenses buyers and sellers might encounter.


For Sellers


While much of this is negotiable within the contract, here are the common costs a seller might cover:



    • Owner Title Policy – Includes any required endorsements.

    • Prorated Property Taxes – Covers the period the seller owned the property that year.

    • Prorated HOA Fees – Applicable if the property is in an HOA.

    • HOA Transfer Fees & Resale Certificate – Costs for transferring HOA membership and providing necessary documentation.

    • Working Capital for HOA – If applicable, some HOAs require a contribution to the community fund.

    • Agency Fees – Negotiated compensation for the listing broker and potentially the buyer’s broker.

    • Escrow Fees – For title company services.

    • Miscellaneous Fees – Includes costs for recording the deed, verifications, and more.

    • Mobile Notary Fees – If applicable, for signing documents remotely.

    • Concessions – Includes any closing cost assistance or repair credits agreed to during negotiations.

    • Home Warranty – Often offered as a perk to the buyer, if applicable.

    • Survey – If required by the buyer or lender.


For Buyers


If a buyer is obtaining a loan, here are the common costs they might encounter:



    • Lender Fees – Includes origination fees, rate buydowns, processing fees, underwriting fees, credit report charges, etc.

    • Appraisal Fee – To assess the property’s value for the lender.

    • Inspection Fees – Buyers can opt for general inspections, termite inspections, pool inspections, sewer line checks, and more.

    • Prepaid Items & Escrow Reserves – Includes upfront portions of property taxes and homeowner’s insurance for the escrow account.

    • Title Insurance (Lender Policy) – Protects the lender’s investment in the property.

    • Downpayment – Paid upfront toward the purchase price.

    • Escrow Fees – Covers title company services such as recording, document preparation, and attorney fees.

    • Survey – If required by the lender or buyer.

    • Buyer Agency Fees – If negotiated and agreed upon in the contract.


Stay Informed with a Net Sheet


Guessing is not part of our process. We provide sellers with a detailed net sheet that breaks down projected profits after accounting for all costs, ensuring you know exactly what to expect. For buyers, we partner with lenders to create a fee worksheet, which outlines all anticipated costs, so there are no surprises at the closing table.




The Bottom Line


Selling your home is a journey, and the right Realtor makes all the difference at every stage. Here’s how we guide you through the three key phases:



    1. Prep for the Market – From advising on which upgrades and repairs will make the biggest impact to connecting you with trusted vendors like stagers and photographers, we set the stage for your home to shine.

    1. On the Market – Once listed, we use strategic pricing, expert marketing, and industry connections to ensure your home gets maximum exposure and attracts serious buyers.

    1. Under Contract – This is where the magic happens behind the scenes. From skillful negotiation to managing inspections, appraisals, and paperwork, we work tirelessly to keep the transaction on track and stress-free.


At every step, we focus on what buyers value most, where to invest your time and money, and how to position your home to stand out. Curious about your home’s value or ready to dive in? Let’s chat! We’re here to make the process smooth, profitable, and yes—even fun!


?? Call us today to sell or buy smart and move towards a legacy of success!




TL;DR


Selling a house includes costs for make-ready items, agency commissions, closing fees, and additional expenses like HOA fees and mortgage payoffs. Plan ahead and consult with a reputable agent to manage these costs effectively.


FAQs



    1. What are make-ready costs? Make-ready costs include repairs, upgrades, cleaning, and staging needed to prepare your home for sale.

    1. What are prorated property taxes? Prorated property taxes are the seller’s share of property taxes up to the sale date.

    1. What are title fees? Title fees include recording fees, courier fees, and the owner's title policy.

    1. Do I need a new survey for my property? A new survey might be required and is a negotiable cost between buyer and seller.

    1. What is a home warranty? A home warranty is an insurance policy covering certain repairs and replacements for home systems and appliances.

    1. What are HOA fees? HOA fees for selling include costs for the resale certificate and transferring HOA membership.

    1. How do I estimate my selling costs? Don’t! Don’t estimate your selling costs - get a net sheet from your agent so you’re not guessing!

    1. What is the owner's title policy? It’s an insurance policy protecting against title defects.

    1. Do I need to pay off my mortgage before selling? Any remaining mortgage balance will be paid off at closing.



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