Buying & Selling
Valuation, prepping to sell, and the closing process.
What Is Escrow at Closing?
Escrow at closing is a neutral third party (usually title/escrow company) holding funds and documents until both parties fulfill contract obligations, then disbursing to close the transaction.
Title Insurance Basics
Title insurance protects against future claims that someone else has a legal right to your property. Owner's policy costs $500-$1,500 one-time and covers you for as long as you own the home.
Staging Your Home to Sell
Staged homes sell 3-30 days faster and 1-5% higher than unstaged. Focus on decluttering, neutral paint, curb appeal, and lighting — you don't need professional stagers to beat unstaged competition.
Selling With an Existing Mortgage
Selling with a mortgage is standard — sale proceeds pay off the loan at closing before disbursing balance to you. Timing your sale with your mortgage payoff is straightforward with title company coordination.
When to Sell in a Slow Market
In slow markets, only two strategies work: aggressive pricing at or below comps, or waiting. Middle-ground pricing means months on market and eventual painful discount.
Selling a House That's in a Trust
Selling a house held in trust follows the trust's terms and requires the trustee (not the grantor) to sign closing documents. Different if it's a living trust vs. deceased grantor's trust.
Repair vs Price Reduction — Which Wins?
After inspection, buyers often request repairs OR equivalent price reduction. Cash concessions usually win — they're clean, don't delay closing, and let buyers choose their own contractors.
Pricing Your Home Right
Correctly pricing your home is the single biggest lever affecting sale time and net proceeds. Overpricing costs more than underpricing — homes that sit stale often sell 3-10% below market when finally reduced.
Pre-Approval vs Pre-Qualification
Pre-qualification is a quick estimate based on unverified information. Pre-approval is a verified commitment with pulled credit and documented income. Sellers take pre-approvals seriously; pre-qualifications not so much.
iBuyers (Opendoor, Offerpad) — Are They Worth It?
iBuyers offer speed and certainty but typically pay 8-13% below market value once fees are included. Right if you value certainty over top dollar. Wrong if you have time.
How Long Does Closing Take?
A financed purchase typically closes 30-45 days after offer acceptance. Cash offers can close in 14 days. Delays usually come from appraisal, financing, title issues, or repair negotiations.
Home Warranty for Sellers
A seller-paid home warranty (~$400-$800) covers major systems for the buyer's first year and can differentiate your listing. Effective marketing tool but rarely necessary in seller's markets.
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