Selling a Home

You’ll learnWhy a second home usually falls outside the primary-residence capital gains exclusion, and how past depreciation can be recaptured at sale

You’ll learnWhy an as-is sale is a position on repairs rather than a waiver of the seller's duty to disclose known material defects

You’ll learnWhat days on market measures: the market's reaction to a specific price at a specific moment, not a grade on the home

You’ll learnWhat counts as a seller concession: closing cost credits, a temporary rate buydown, a home warranty, or credits toward repairs

You’ll learnWhy clutter, personal photos and dim rooms, not a missing furniture rental, are what keep buyers from picturing themselves there

You’ll learnWhy overpricing a listing burns the first two to three weeks, when buyer and agent attention is highest

You’ll learnWhy a fully underwritten pre-approval signals more than a soft-pull letter, and how FHA and VA property condition rules differ from conventional

You’ll learnWhy saved-search alerts put a listing in front of its largest, most prepared buyer pool at launch, and how that audience narrows afterward

You’ll learnThe two risks every move-up owner is trading between: carrying two mortgages at once, or selling with nowhere to move into

You’ll learnWhy sellers price improvements by what they cost while buyers and appraisers price them against comparable sales

You’ll learnWhy rising inventory gives buyers real comparisons again, and why the front-elevation hero photo carries more weight

You’ll learnWhy a list price acts as a marketing signal, and why a seller's net sheet shows what you actually walk away with