If you plan on listing a Killeen house, there are costs to contend with before you list, during the listing process, once an offer has been made and when you find yourself at the closing table. In our latest post, we will take a look at some of these listing costs so you can determine if a direct sale of your property would be the better choice for your situation.
The price to sell a house can fluctuate greatly. It all comes down to the house itself, the needed repairs, the location, etc. Each agent will work a bit differently. Some will charge you for things, while others are “all-inclusive.” Before you commit to an agreement, find out what listing your house in Bell County will really cost you!
Before you even talk to an agent or get started on a listing, you will need to take care of the following things. Some you can do yourself, while others you might have to pay for. You might need all of these things, but they are all important to consider.
To create an environment that is appealing and welcoming, you will want to make sure the house is clean. You can do a good job yourself, but bringing in a professional to do a thorough cleaning of the house from top to bottom, can make the whole house look different. If you aren’t replacing the carpets or flooring, you will want to pay to have a professional clean those as well. Don’t neglect the outside. If you have a second story, it might pay off to hire a pro to come wash your windows!
While cleaning the home, it is a great time to pack away all of your unnecessary items. People don’t want to see personal possessions or clutter when touring your home, so you will want to make sure everything is packed away. You might need to consider an offsite storage space or pod to hold your items until you have moved into a new house.
Repairs & Upgrades
You will want to fix up anything visibly broken or worn. This includes fixing and painting walls, replacing cracked tiles and smoothing floorboards.You might also take this opportunity to make minor upgrades such as new fixtures or hardware. Sending money on these things can help improve the value of your home. You just need to be comfortable paying up front.
You can’t have a beautiful listing with an ugly yard. The front yard is the first thing people see. This should not only be cleaned up but also used to showcase your home. Many people will add plants, flowers, new doors or fencing to make their curb appeal pop.
While The House Is Listed
While the property is on the market, you will still find yourself paying to have it for sale. There are many expenses you will be paying during this time that you could avoid with a fast and direct sale upfront.
While the house sits on the market you will still need to pay the monthly utilities. Even if you have moved out of the house, you still need to keep the water and electricity on for people viewing the home. You will also have to continue paying the homeowner’s insurance and property taxes up until the day of closing. You will also need to continue taking care of the cleaning and routine maintenance of the home. With many properties sitting on the market then having to go through escrow, it could be months until the house has officially closed. During this time, you could be out thousands of dollars you could have otherwise kept in your pocket.
Some agents will include great marketing, while others will not. To successfully list your house, you will want to ensure there are great listings and great photography of the home. Some people are even hiring drone photographers to capture their homes from above.
After An Offer Has Been Made
Once an offer has been made, and accepted, you will still be responsible for the insurance, utilities, and taxes up until the day of closing. Depending on the lender this could add several weeks to your timeframe. In turn, adding more money you are paying to own the home. Most offers are contingent on an inspection and appraisal process. You can avoid the below costs with a direct offer from a company who purchases as-is.
Once the inspection has been completed, you might have to negotiate repairs based on the severity. If there is a major problem with the house, the potential buyer will likely request it be fixed before going through with the sale. (The bank isn’t likely to fund a loan for a damaged property either.) If your buyer decides to rescind the offer, you will need to disclose the needed repair to all potential buyers going forward.
At The Closing Table
Once you are signing final sale paperwork, it is also time to sign over a check to your agent. This will typically run about 6% of the final sale price of the home.
Many additional fees are lumped together as closing costs. These include document filing, title search fees, credit check costs, transfer taxes, property taxes and more. On average, this will run you another 2% of your final sale price.
Once you add up all the costs, you can see that listing may not be right for every property. Many people find greater benefits by choosing a direct sale! Run the numbers for yourself, and make the decision that works best for you!
A real world example
So let’s say you have a decent older house and it’s estimated that it can sell for $200k. Of course, that’s the “move-in ready” price with repairs, cleaning, listing, etc. In this case let’s say the house was used as a rental property for a few years, considering that is the typical case we run in to. So here are what the costs look like:
- Repairs $15,000
So, $10,000 is pretty much the bare minimum that ANY house needs. That covers new flooring, new paint and some very MINOR repairs. Typically a job costs us 30 to 40k but we can go with a lower number here.
- Monthly/Holding Costs $4,800
Three months of insurance, mortgage and taxes. Three months is about the quickest you can do light repairs, get lists, under contract and closed. Most will take longer.
- Sellers Concessions $4,750
We are including everything "negotiated" here. Home warranty ($750), seller's closing costs ($2,000) and repairs ($2,000). This can vary but I find that we typically spend between 2 and 3 percent of the sales price on these.
- Closing Costs $2,800
Once you get to the closing table you will have the costs from the title company ($700ish), any additional costs (almost always a $600 survey) and title policy ($1500)
- Commissions $12,000
Six percent. That's what I pay, that's what you pay, that's what everybody pays. Quite honestly, if you try to skirt this you will likely pay somewhere else.
- Total $39,350
So, suddenly that $200,000 has become $160,000 and quite honestly, those are all very optimistic numbers. I would anticipate 4+ months and 20k+ for any decent remodel