Selling your home in Cincinnati or south Dayton

How do you decide what my house should list for?

From what actually sold near you, not from what neighbors are asking or what an online estimate says. I pull the recent sales on your street and in your school district, adjust for size, condition, lot and updates, and show you the numbers. Then we pick a price that brings buyers in the first two weeks, when interest is highest.

If you want a second opinion, a pre-listing appraisal is an option. I explain when it is worth paying for in Pre-listing appraisal vs. agent CMA.

What should I fix before I list?

Do less than you think, in the right order. Clear clutter first, because buyers need to see the rooms. Then fix what an inspector would flag: leaks, electrical, the roof, the furnace. Only then decide whether paint or updates will pay for themselves. Some projects return more than they cost; many do not, and I will tell you which is which before you spend a dollar.

Should I get an inspection before I list?

For older homes, or when you suspect a problem, often yes. A pre-listing inspection means no surprises in the middle of your deal, gives buyers confidence, and lets you fix things on your schedule and at your price instead of under a deadline. It costs a few hundred dollars and a little time. I walk through when it makes sense in Should I get a pre-listing inspection?

Should I just sell to an investor?

Sometimes it is the right call, but know what you are trading. A cash investor can close fast with no repairs and no showings, which matters if the house needs major work or time is short. The trade-off is price: investors buy at a discount so they can profit. Listing usually brings more money, after commission and costs. I will run both numbers side by side so you can choose. More in As-is to an investor, or list it?

How do I compare offers?

Look past the price to what could make the deal fall apart. A full-price offer that depends on the buyer selling their own house can be weaker than a lower offer with no conditions. I compare the price, the financing, the inspection and appraisal terms, the closing date and the earnest money, and we decide together. If you are in the Dayton area, read Should you accept the first offer?

What if my house is not selling?

When showings stop, it is almost always price, condition or presentation, and usually in that order. A price cut alone does not always fix it; sometimes a refresh, new photos and a relaunch work better. I explain the difference in my video on refreshing versus relisting, and I will give you a straight answer about yours.

What does selling cost?

Plan on the commission, your share of closing costs, and anything you agree to fix or credit after the inspection. I will give you a net sheet before you list, showing what you can expect to walk away with at different prices, so there are no surprises at the closing table.