Sell your home
Selling your East Valley home
Honest answers before you list, so you know what you'd really walk away with.
First question
Should you sell right now?
If now isn't the right time, I'll say so. This is the checklist I walk owners through.
Before you list, ask a lender what the payment would be on your next home. Payments are different for every buyer, so get your own number.
Signs it's time
- A clear reason to move: job, orders, family size, downsizing
- You know where you're going and what it costs
- Your proceeds cover the next down payment and the move
- The home can show well, or you'll fix what matters
Signs to wait
- Selling only because prices are high, with no plan for your next home
- Your next monthly payment would be much higher than today's
- Your equity after selling costs is thin
- Major repairs are needed and there's no budget for them
- Real estate commissionNegotiable and set in your listing agreement. What a buyer's agent is paid is negotiated separately; no rate is set by law.
- Buyer concessionsMore common right now in Queen Creek and San Tan Valley.
- Inspection repairsNegotiated through the buyer's repair request.
- HOA transfer and disclosure feesVary by HOA, so check your HOA's fee schedule now.
- Title and escrow feesAsk the title company for a quote.
- Loan payoff and property taxesYour payoff balance, and taxes are prorated at closing.
Pricing it right
Start from sales, not estimates
- Use closed salesYour price comes from homes like yours that closed in the last 3 to 6 months, close by.
- Compare like to likeSame subdivision, square footage, pool or no pool, lot size, roof and AC age.
- Price against new buildsIn Queen Creek and San Tan Valley, buyers compare you to a model home with builder incentives.
- Win the first two weeksThat's when a new listing gets the most attention. Homes that sit often sell for less after reductions.
- Respect the appraisalMost buyers need the home to appraise, and an offer far above the comps can fall apart in escrow.
Getting the house ready
Arizona edition
Spend money where it pays off. Fix what buyers and inspectors will flag, make it show well, and skip the big remodels.
Fix first
- AC: get it serviced and keep the receipt
- Stucco: patch and paint hairline cracks
- Roof: replace cracked or slipped tiles
- Leaks and electrical issues
Show well
- Pool: clear water, equipment running
- Trim desert landscaping, fix drip lines
- Clean the front door and garage door
- Every bulb working, all the same color
Usually leave
- Full kitchen or bath remodels
- New flooring throughout, unless damaged
- Trendy upgrades. Price for the home as it is.
Photos and video
Your first showing is online
Nearly every buyer sees your home online before they see it in person, and the photos decide who books a showing. I own Cooke Property Media, so my listings get professional photos and video shot by me, without waiting on a vendor.
The day-before checklist
- Counters cleared down to 1 to 3 items
- Family photos, magnets and pet bowls put away
- Cars out of the driveway, trash cans out of sight
- Blinds open, ceiling fans off
- Pool cleaned, patio furniture set, hoses coiled
Offer to close
What happens after you accept an offer
Once you accept an offer, here is what happens and roughly when.
Offer
Review price, terms, concessions and loan type. Accept, counter or decline.
Earnest money
The buyer deposits funds with escrow within a few days.
Inspection
The buyer inspects and sends a repair request, usually within about 10 days. You agree, counter or decline.
Appraisal
The buyer's lender confirms the value during escrow.
Walkthrough and signing
The buyer checks the condition and you sign with title.
Closing
Funds and keys change hands, usually 30 to 45 days after acceptance.
Fill out your seller's property disclosure completely, including past repairs and insurance claims. Questions about what to disclose go to a real estate attorney.
- Pricing off an online estimateIt's an average for the area, not your home.
- Skipping small fixesThey come back as bigger credits at inspection.
- Hiding a known problemInspectors usually find it, and it costs more once they do.
- Ignoring new buildsIn Queen Creek and San Tan Valley, your real competition is the model home down the road.
- Listing with no next stepKnow where you're going before your home goes under contract.
Thinking about selling?
Book a free seller consult: a price range from recent nearby sales, a net sheet, and a prep list. If now isn't the right time, I'll say so.