Selling my home

Should I sell, and what's my house worth?

What your house is worth is what a buyer will pay in the next 60 days, not what an app says. A comparative market analysis (CMA) looks at homes like yours that sold nearby recently and adjusts for the differences. It's free, and it's the honest starting point. Whether to sell now depends on your reason, your timeline, and what the proceeds need to do for you.

Deciding to sell is emotional even when it's clearly right. Once the reason and the timeline are clear, most sellers feel relief.

Do I need an agent, and how do I price it?

91% of sellers use an agent, a record, and agent-assisted homes sold for a median of $425,000 last year versus $360,000 for owner-sold homes. You can sell on your own; most people who try end up hiring one. Ask any agent three things: how will you market it, how will you price it, and what timeframe do you expect. Then price to the market in week one. Homes that start too high sit longer and sell for less.

Interviewing agents can feel like a sales pitch, because it is one. Look for the one who listens, explains the market plainly, and prices from data rather than flattery.

What's worth fixing before I list?

Almost never the kitchen. Almost always paint, light and the things a buyer touches first: the front door, the entry, the bathrooms. Deferred maintenance costs more in negotiation than it costs to fix now. Then professional photos. They're your first showing, and most buyers decide from them whether to book a real one.

Watching your home get "staged" can feel impersonal. It serves a purpose: buyers need to picture their life there, not yours.

What happens once it's on the market?

Showings, feedback, and waiting. Your agent should tell you every week what buyers said. If there are no showings in two weeks, it's the price. If there are showings but no offers, it's usually the condition or the photos. Decide in advance what you'd do about each.

This stretch can feel long or short depending on the market. Keeping the house show-ready is tiring. The first two weeks matter most.

How do I read an offer, and when do I push back?

Price is one line. The rest — financing, contingencies, closing date, what conveys — decide whether it actually closes. A slightly lower cash or well-financed offer often nets you more than a higher one with a shaky loan. Counter on terms before you counter on price.

An offer is a relief. Multiple offers feel like a windfall and a puzzle. Either way, take a breath: negotiation is expected, and it's rarely personal.

What happens after I accept?

The buyer inspects and their lender appraises. Expect a repair request, and decide ahead of time what you'd fix, credit, or refuse. If the appraisal comes in low there are three ways through: the buyer covers the gap, you lower the price, or you meet in the middle. Most deals survive both.

The inspection report can feel like a list of everything wrong with your home. It isn't. Inspections always find things; what matters is how you respond.

What do I pay at closing, and when do I move?

Your settlement statement shows exactly what you walk away with after commission, closing costs and paying off your loan. Sellers typically pay 6–10% of the price all in. In Georgia the closing attorney runs the closing and disburses your proceeds, usually by wire the same day. Possession at closing is the norm unless you negotiate a short rent-back.

Closing day is surreal: you sign, you hand over keys, and it's done. Most sellers feel relief and a little grief. Both are normal.