What You'll Fix, Pay, and Keep

I. Fix

"Do I really have to fix everything before we list?"

No. But "as-is" and "we did nothing" are not the same sentence.

Buyers aren't expecting a magazine spread. They're expecting honesty and a house that doesn't scare their inspector. Fix what would make an inspector raise an eyebrow: a roof with visible wear, a musty smell nobody addressed, exposed wiring, standing water near the foundation. Leave the cosmetic stuff (dated paint, a kitchen that isn't your taste, landscaping that needs a trim) as negotiation room, not a pre-listing project.

If you're on the coast, add one more layer: buyers are paying close attention to roof age and material, elevated construction, flood zone status, and current flood and wind insurance costs. Those details are selling points when they're in your favor, and worth getting ahead of, with documentation in hand, when they're not.

II. Pay

"What am I actually going to owe at closing?"

More than most sellers expect, less than most sellers fear.

• Agent commissions, transfer taxes, title work, prorated taxes and HOA dues
• Typical seller closing costs: 6 to 10% of the sale price
• Plus whatever concessions you've agreed to offer the buyer

It's math our team at Perch & Oak runs for your specific address before you ever sign a listing agreement, so the number on closing day is one you already know.

III. Keep

Here's the part that's actually new: since the NAR settlement, sellers decide what (if anything) they offer toward a buyer's agent, instead of a bundled commission being assumed on the MLS. That's not a loophole. It's more of the decision sitting in your hands, which is exactly where it belongs.

Every dollar you don't have to spend is a dollar you get to keep.

None of this is guesswork when our team at Perch & Oak sits down with your actual address, your actual comps, and your actual timeline. That's a Home Strategy Consultation. No pressure, just clarity.

Be Home.
Leslie Davis, AL License #72650
Perch & Oak Property Group