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Seller FAQs
Timing and the market
1. Is now a good time to sell? For most sellers, yes. Rochester is still one of the fastest markets in the country: in the first half of 2026 the typical home went under contract in about 10 days, and the median sale price was up about 6% from a year earlier. Buyers still outnumber available homes. DONE
2. What's the best time of year to list? Spring, roughly March through June, brings the most buyers and often the highest prices. But more sellers list then too. A well-priced home sells in any season here; the best time is usually when your next move is ready. DONE
3. How fast are homes selling? Very fast when priced right. In May 2026 about two-thirds of Rochester listings went off the market within two weeks, and about 71% sold above their original list price. Homes that are overpriced or need work can sit longer.
4. Should I sell before or after I buy? It depends on your finances and comfort with risk. Selling first gives you cash and certainty but may mean a short-term rental or a delayed closing. Buying first is easier on the move but may require bridge financing or a sale contingency, which is weaker in a competitive market. We can also negotiate a later closing or a short rent-back so you're not homeless in between.
5. Can I sell in winter? Yes. There's less competition from other listings, and the buyers out in January and February are usually serious. Keep walks and driveways clear, the house warm and bright, and use photos that show the yard in warmer months if you have them.
6. How long does the whole process take? Plan on about two to three months from listing to closing: a week or two to prepare and list, often a week or two to accept an offer, then roughly 45 to 60 days to close with a financed buyer. Cash buyers can close sooner.
Pricing and value
7. What is my home worth? Your home is worth what a buyer will pay in today's market, and the best guide is recent sales of similar homes nearby. I'll prepare a free comparative market analysis using closed sales, pending sales, and active competition, adjusted for your home's condition and updates. Online estimates are a starting point, but they can't see inside your house.
8. How do you decide on a list price? We look at comparable sales from the last three to six months, what's currently competing with you, and how fast homes in your price range are moving. Then we set a price that attracts the most qualified buyers in the first week, when interest is highest.
9. Should I price low to start a bidding war? Pricing at or slightly below market value often does create multiple offers here. But the goal is the best net result, not just a lot of offers. We'll choose a strategy based on your home, your neighborhood, and recent results, and the final price is always your decision.
10. Why is my assessed value different from market value? Assessments are set by your town for tax purposes and may be based on an older reassessment. Towns also use different equalization rates, so the assessed number often doesn't reflect current market value. Buyers and appraisers focus on recent sales, not the assessment.
11. What if the home appraises below the accepted offer? The buyer's lender will only lend based on the appraised value. Options include the buyer covering the gap in cash, meeting in the middle, challenging the appraisal with better comparables, or renegotiating. When we review offers, I'll flag which buyers have offered to cover an appraisal gap.
12. Should I get a pre-listing appraisal? Usually not necessary. A detailed market analysis gives you the same information at no cost. A pre-listing appraisal can help for unusual properties, estates, or divorce settlements where an independent value is needed.
13. How much do updates add to my price? It varies. Updated kitchens, baths, and mechanicals (roof, furnace, windows) make a home more appealing and can reduce inspection issues, but they rarely return 100% of their cost at sale. Fresh paint, good lighting, and fixing obvious repairs usually give the best return for the money.
Preparing the home
14. What should I fix before listing? Fix anything that's broken, leaking, or likely to scare a buyer or inspector: dripping faucets, missing outlet covers, loose railings, damaged gutters, burned-out bulbs. Skip major remodels; buyers often want to choose their own finishes. I'll walk through the house with you and give you a short, prioritized list.
15. Should I get a pre-listing inspection? It can be worth it for older homes or if you suspect issues. It lets you fix problems on your own schedule and price, and reduces surprises during the buyer's inspection. Keep in mind that known defects must be disclosed, so discuss it with me and your attorney first.
16. Do I need to stage my home? Not always professionally, but every home should be cleaned, decluttered, and arranged so rooms look bright and spacious. Vacant homes benefit most from staging. Since most buyers first see your home online, how it photographs matters a lot.
17. Should I paint, replace carpet, or update fixtures? Neutral paint is one of the best investments before selling. Replace carpet only if it's stained, worn, or odorous; buyers love refinished hardwood if it's underneath. Inexpensive updates like light fixtures, cabinet hardware, and faucets can make dated rooms feel fresh.
18. Do I need to fix radon, a wet basement, or old electrical? You're not required to fix them, but you must disclose what you know, and buyers will likely find them during inspection. Radon mitigation and basic water fixes like grading and gutters are often cheaper to handle upfront than to negotiate later. Older wiring, such as knob-and-tube, can affect a buyer's ability to get insurance, so it's worth getting a quote.
19. What about an old buried oil tank? If your home ever heated with oil and the tank may still be buried, address it before listing if you can. A tank sweep or removal with documentation reassures buyers and insurers. An unresolved tank can delay or derail a sale.
20. Should I scope my sewer line before listing? For older homes with mature trees, it's a smart, inexpensive step. Many buyers here order a camera inspection, so knowing the condition ahead of time lets you repair or price accordingly instead of negotiating under a deadline.
Listing and marketing
21. How will you market my home? Your home goes on the MLS, which feeds Zillow, Realtor.com, Redfin, and hundreds of other sites, plus the Keller Williams network. I add professional photography, a strong listing description, social media promotion, email to local agents and buyers, and open houses when they make sense.
22. Do you use professional photos, video, and floor plans? Yes. Most buyers decide whether to see a home based on its online photos, so professional photography is essential. Video walkthroughs and floor plans help out-of-town and relocating buyers, who are a growing share of Rochester's market.
23. What is a delayed showing date? The listing goes live online a few days before showings begin. That builds anticipation, gives every buyer a fair chance to see the home, and concentrates interest into a short window, which often leads to multiple offers. We'll decide whether it fits your home.
24. Should I set an offer deadline? In a strong market, an offer deadline (for example, "offers due Monday at 5 p.m.") lets you review all offers side by side instead of reacting to the first one. It works best when we expect strong interest. If activity is slower, we can stay flexible.
25. Do I need to leave during showings and open houses? Yes, if at all possible. Buyers speak more openly and stay longer when the owner isn't there. Take pets with you or secure them, and plan a nearby errand or coffee stop during busy showing days.
26. How do I keep my home secure during showings? Put away jewelry, cash, guns, prescription medications, small electronics, and personal documents. Showings are scheduled through a showing service and accompanied by licensed agents, and electronic lockboxes record who entered and when. Let me know if you'd like additional restrictions, such as agent-accompanied showings only.
27. Can I sell without a sign or keep the sale private? You can, but broad exposure is how you get the highest price. Under MLS rules, publicly marketing a home generally requires it to be listed on the MLS within a short time. If privacy matters to you, let's talk through options such as limited showings or an office-exclusive approach, and the tradeoffs of each.
Offers and negotiation
28. How do I compare multiple offers beyond price? Look at the whole package: price, financing type, down payment, appraisal gap coverage, contingencies and their timelines, closing date, and any requested concessions. A slightly lower offer with fewer contingencies and a strong lender can be the better choice. I'll lay every offer out side by side and talk you through each offer's strong points and weaknesses.
29. Should I accept an escalation clause? You can. An escalation clause raises a buyer's price above competing offers up to a cap, which can push your price higher. Some sellers prefer asking everyone for highest and best instead, which is simpler and avoids disputes over how the escalation is calculated. We'll choose the approach before offers come in.
30. What does "highest and best" mean for me? When you have multiple offers, we can ask every buyer to submit their strongest, final terms by a deadline. It gives each buyer a fair chance and usually brings out their best price and terms in a single round.
31. How do I judge a buyer's financing strength? Check the pre-approval letter, lender reputation, loan type, and down payment. A local lender with a fully underwritten pre-approval is a strong signal. I'll call the buyer's lender to confirm the approval before you accept.
32. What if the buyer asks for repairs or credits after inspection? You can agree, counter, or decline. Focus on safety issues and major systems, and consider a credit instead of doing repairs yourself, which is often simpler for both sides. If you decline, the buyer may be able to cancel under the inspection contingency.
33. Should I accept an offer contingent on the buyer's home sale? It's riskier, because your sale depends on theirs. In a competitive market you often don't need to. If it's the best offer, protect yourself with a clause that lets you keep marketing and requires the buyer to remove the contingency or step aside if a better offer arrives.
34. What happens if the buyer backs out? If they cancel within a valid contingency, such as attorney approval, inspection, or mortgage, they usually get their deposit back and we go back on the market, often with backup interest from earlier buyers. If they back out without a valid reason, you may have a claim to the deposit; your attorney will advise you.
Costs and money
35. What are typical seller closing costs in Monroe County? The main items are real estate commission, your attorney's fee, the New York State transfer tax, the abstract continuation and survey, mortgage payoff and recording fees, and any agreed credits to the buyer. Altogether, many sellers budget roughly 6% to 8% of the sale price including commission.
36. How does commission work now, and do I pay the buyer's agent? Commission is always negotiable and set in your listing agreement. Since 2024, buyer agent compensation is no longer advertised on the MLS, and buyers sign their own agreements with their agents. You can choose to offer to pay some or all of the buyer agent's fee, or consider it when a buyer requests it in an offer. Offering it often widens your pool of buyers.
37. What is the New York State transfer tax? It's a state tax on the sale, charged at $2 for every $500 of the price (0.4%), and it's normally paid by the seller (NYS Tax Department). On a $300,000 sale, that's $1,200. Your attorney pays it at closing from your proceeds.
38. Do I pay for the abstract and survey here? Yes, in a typical Rochester sale the seller pays for the title search (abstract continuation) and an instrument survey map, plus any needed title corrections (Legal Survival). If you have your abstract and survey from when you bought, give them to your attorney; updating an existing survey is often cheaper than starting over.
39. How are property taxes prorated at closing? You pay taxes only for the time you own the home. Because town/county and school taxes are paid in advance for different periods, your attorney calculates what you've prepaid and you're credited for the days after closing. If taxes are due but unpaid, the buyer is credited instead.
40. Will I owe capital gains tax? Many sellers won't. Under current federal rules, if the home was your primary residence for at least two of the last five years, you can generally exclude up to $250,000 of gain ($500,000 for married couples filing jointly). Rentals, second homes, and large gains are different, so check with your CPA.
41. When do I get my money? Your attorney receives the buyer's funds, pays off your mortgage and closing costs, and disburses your net proceeds, usually at closing or within a day or two. Ask your attorney whether they'll issue a check or a wire.
Legal requirements in New York
42. Do I need a real estate attorney? Yes. In the Rochester area, buyer and seller each hire an attorney for every sale. Your attorney approves the contract, orders the abstract and survey, clears title issues, prepares the deed and transfer tax forms, pays off your mortgage, and handles the closing. I'm happy to recommend local attorneys.
43. What is the Property Condition Disclosure Statement, and do I have to fill it out? It's a state form where you answer questions about your home's condition, systems, and known defects. Since March 20, 2024, most sellers of 1-4 family homes must complete it and give it to the buyer before the contract is signed; the old option of giving a $500 credit instead was eliminated (NYSBA). Some sellers, such as estates and trusts, are exempt. Answer honestly and to the best of your knowledge, and ask your attorney if you're unsure about a question.
44. What do I have to disclose about flooding, mold, or water problems? The updated form specifically asks about flood history, whether the home is in a flood zone, whether flood insurance is required or in place, and past flood insurance claims. It also covers mold and water intrusion. Disclose what you know; a false or incomplete answer can expose you to claims from the buyer after closing.
45. Do I need a lead paint disclosure? Yes, for homes built before 1978. Federal law requires you to give buyers a lead-based paint disclosure form, share any reports you have, and offer them a chance to test. Your listing paperwork will include this form.
46. What do I need for smoke and carbon monoxide detectors at closing? New York sellers sign an affidavit at closing confirming working smoke detectors and a carbon monoxide detector are installed as the state code requires. Smoke detectors are needed in each bedroom, outside sleeping areas, and on each level including the basement, and any installed or replaced since April 2019 must be hardwired or have a sealed 10-year battery (sample NYS affidavit). Check yours before listing.
47. If I'm selling a rental in the City of Rochester, does it need a Certificate of Occupancy? Rental properties in the City must have a valid Certificate of Occupancy, which involves inspections including lead-based paint. An expired C of O or open code violations can slow or complicate a sale. Check your status with the City early so we can disclose it, fix issues, or price accordingly.
Closing and moving
48. What should I leave in the house? Anything permanently attached, such as light fixtures, built-ins, and usually window hardware, generally stays unless the contract says otherwise. Appliances, window treatments, and items like a shed or play set should be spelled out in the contract. If there's something you want to take, tell me before listing so we can exclude it.
49. What happens at the final walk-through? Shortly before closing, the buyer visits to confirm the home is in the agreed condition, agreed repairs are done, included items are there, and everything works. Leave the home broom-clean, remove all belongings and trash, and leave keys, garage openers, and manuals behind.
50. What should I do about utilities, my mortgage, and STAR after closing? Schedule final meter readings with RG&E and your water provider for the closing date, and cancel services like internet, trash, and lawn or plow contracts. Your attorney pays off your mortgage at closing; any escrow balance is refunded by your lender afterward. Cancel homeowners insurance only after closing, and update your address for STAR and tax purposes, since STAR doesn't transfer with the home.