What They Don’t Tell You About Selling Your House

Selling your home seems simple—list it, get offers, sell, and move. But the reality is far more complex. Here are some things no one tells you about the home-selling process, so you can be prepared for what’s ahead.

1. Pricing It Right Is Harder Than You Think

You’ve probably seen home value estimates online, but those numbers can be misleading. Pricing a home correctly requires analyzing recent sales, local demand, and your home’s unique features. If you overprice, you risk your home sitting on the market too long. Underpricing could mean leaving money on the table. A competitive market analysis from a knowledgeable realtor can help strike the right balance.

2. The First Two Weeks Are Crucial

Your listing gets the most attention in the first two weeks. This is when buyers are actively searching, and a fresh listing generates excitement. If your home doesn’t attract interest early on, it may become "stale," making buyers think something is wrong with it—even if nothing is. That’s why pricing and presentation matter so much from day one.

3. Showings Are Inconvenient

Get ready for unexpected interruptions. Buyers will want to see your home at different times—sometimes with little notice. You’ll need to keep your home clean, decluttered, and ready for visitors at all times. Plus, you may have to leave during showings, which can be frustrating if you work from home or have kids or pets.

4. Buyers Will Nitpick Everything

Even if you think your home is in great condition, buyers will likely find things to criticize. Inspections can uncover minor (or major) issues you weren’t aware of, leading to requests for repairs or price reductions. Buyers may also hesitate over small cosmetic details—like outdated fixtures or scuffed paint—which can slow down your sale.

5. Closing Costs Add Up

Most sellers focus on the sale price, but the costs of selling can be substantial. In addition to realtor compensation, you may also need to cover:

• Title and escrow fees
• Transfer taxes
• Possible repair or concession costs for the buyer
• Home staging and marketing expenses

Knowing these costs upfront can help you set realistic expectations.

6. Your Next Move Can Be Tricky

Selling your home is just one part of the equation—figuring out where you’ll live next is another challenge. If your home sells quickly, you might need temporary housing before moving into your new place. If you're buying and selling simultaneously, timing both transactions can be stressful. Discussing backup plans with your realtor can help avoid last-minute chaos.

7. Not Every Offer Is a Good Offer

A high offer may seem great at first glance, but financing, contingencies, and closing timelines also matter. Some buyers may require months to close or demand extensive repairs. Others might back out entirely, forcing you to relist. Sometimes, a lower all-cash offer with fewer conditions is actually the better deal.