Selling a home raises a lot of questions. Over the years we’ve found that sellers we work with ask similar questions about selling their home. We answer all of those questions (and more!) below.

Determining your home's value is a nuanced process that goes beyond online estimates. While tools like Zillow's Zestimate or Redfin's home value estimator provide a starting point, they often miss critical factors that influence your home's true worth. For example, Zillow's CEO famously sold his home for 40% less than its Zestimate, highlighting the limitations of automated tools.

A professional evaluation by a qualified Realtor is essential for accuracy. Factors such as your home's cosmetic condition, recent upgrades, the age of major systems (like the roof or HVAC), and the lot's location within the neighborhood all play a significant role. Realtors also analyze comparable sales (comps) and local market trends to provide a precise valuation. According to the National Association of Realtors (NAR), homes priced correctly from the start sell 50% faster than those that are overpriced.

Online tools can be helpful for a rough estimate, but relying on them for major decisions like selling your home can lead to costly mistakes. For instance, we recently worked with a client whose home was undervalued by $71,419 on an online platform. After a professional assessment, we listed the property at the correct price, and it sold in just six days for full asking price.

If you're curious about your home's value, start with a professional evaluation. Many Realtors offer free Comparative Market Analyses (CMAs) or instant home value estimators to give you a range. However, for the most accurate and actionable insights, schedule an in-person consultation with a local expert.

Preparing your home for sale is about making it appealing to buyers while maximizing your return on investment. While major renovations like kitchen remodels or wall removals are rarely necessary, focusing on strategic updates and maintenance can make a significant difference. However, staging can have a significant benefit. According to the National Association of Realtors (NAR), staged homes sell 88% faster and for 20% more than non-staged homes. Start by reviewing comparable sales in your neighborhood with your Realtor to understand buyer expectations. Aim to position your home in the top 25% of comparable properties by addressing key areas:

Repairs and Maintenance: Fix damaged drywall, repaint stained walls, and repair leaky faucets. Small issues can be red flags for buyers.
Deep Cleaning: A spotless home signals care. Focus on kitchens, bathrooms, carpets, and windows. Professional cleaning services can help.
Decluttering and Depersonalizing: Remove personal items and excess furniture to create a neutral, spacious environment. This helps buyers envision themselves in the space.
Curb Appeal: First impressions matter. Power wash driveways, trim landscaping, and consider repainting the front door for a fresh look.
Light Staging: Rearrange furniture to maximize space, add fresh linens, and use neutral decor to make rooms inviting.

Be cautious about over-improving. The 2025 Cost vs. Value Report for Los Angeles (available at https://www.jlconline.com/cost-vs-value/2025/pacific/los-angeles-ca/) shows that only 7 out of 28 common home improvement projects yield a positive return on investment. Focus on high-impact, low-cost updates like painting, landscaping, and cleaning. Finally, consult your Realtor for tailored advice. They can guide you on which updates will resonate most with buyers in your market. A well-prepared home not only sells faster but often at a higher price.

In August 2025, the average time on market for residential properties in the Los Angeles metro area was 62 days, while the median time was 33 days. These figures represent a 15-day increase in the average and an 11-day increase in the median compared to the previous year. However, the time it takes to sell your specific property depends on several factors, including:

Pricing: Homes priced competitively based on market conditions tend to sell faster. Overpricing can lead to extended time on the market.

Condition: Well-maintained, move-in-ready homes attract more buyers and sell quicker.
Features: Unique property features, such as waterfront access or horse zoning, may require more time to find the right buyer.
Accessibility: Making your home easy to show can significantly impact buyer interest and speed up the sale.

If your home is in a high-demand neighborhood with limited inventory—like one zoned for top-rated schools being sold during the summer—you could see multiple offers within days. Conversely, if your area has a surplus of similar homes, it may take longer to stand out. To get a clearer picture, consult a local Realtor who can analyze your neighborhood's market trends and competition. They can provide tailored advice to position your home for a faster sale, whether that means strategic pricing, staging, or marketing. Remember, the right preparation can make all the difference in reducing your time on the market.

In California, the sales contract specifies that certain items must remain with the property when you sell your home. These are typically considered "fixtures," meaning they are attached to the property or custom-made for it. Items that must stay include built-in kitchen appliances like ranges, ovens, dishwashers, and disposals, as well as ceiling fans, light fixtures, drapery rods, blinds, and other window treatments. Home systems such as smoke detectors, thermostats, and garage door openers are also included, along with mounted items like television wall mounts and their hardware, and access devices such as security gates, doorbells, and mailbox keys. Freestanding appliances like refrigerators, washers, and dryers, however, do not automatically convey with the property unless explicitly included in the sales contract.

Sellers often overlook leaving behind items like drapery rods and blinds, which are considered fixtures, even though curtains themselves are personal property and can be taken. Outdoor fixtures, such as gazebos, basketball hoops, and landscaping (including trees, shrubs, and garden beds), must also remain unless specifically excluded in the contract. If you have sentimental items, such as a family heirloom chandelier or custom drapes, it’s best to remove and replace them before listing your home. Buyers often expect that what they see during a showing will remain, and disputes can arise if these items are removed later. For example, replacing a sentimental chandelier with a standard fixture before showings can prevent misunderstandings. Additionally, any exclusions should be clearly documented in the sales contract to avoid potential conflicts.

To ensure a smooth transaction, consult your Realtor for guidance on what items are expected to stay and how to handle any exceptions. By addressing these details early and being transparent with buyers, you can avoid unnecessary complications and ensure a successful sale.

Pricing your home slightly above market value to leave room for negotiation can be a risky strategy in the current Los Angeles real estate market. Overpricing often reduces buyer interest, leading to longer days on market, which can ultimately result in lower offers. According to HomeLight, homes priced 10-15% above market value attract only about 10% of potential buyers, significantly narrowing your pool. Additionally, in 2025, buyers are more cautious due to higher mortgage rates, and overpriced homes are less likely to receive competitive offers.

Instead, pricing your home competitively or slightly below market value can generate more interest and potentially lead to multiple offers, driving up the final sale price. For example, homes priced correctly from the start sell faster and closer to their asking price. In fact, overpricing by even 5-10% can cause homes to sit unsold for months, especially during economic slowdowns.

If you’re selling in a high-demand area or during a seller’s market, you may have some flexibility to price slightly higher, but this should be done cautiously and with the guidance of a local real estate expert. A Realtor can provide a comparative market analysis (CMA) to help you determine the best pricing strategy for your specific property and market conditions. By pricing your home strategically, you can attract more buyers, reduce time on the market, and maximize your sale price.

Yes, you should leave the house when buyers come for a showing. Staying during a showing can make buyers feel uncomfortable and rushed, preventing them from fully exploring the property and imagining themselves living there. According to real estate experts, buyers are less likely to provide honest feedback or discuss the home openly with their Realtor if the seller is present, as they may fear offending the seller or revealing too much about their interest.

When sellers remain on the property, it can create a tense atmosphere, leading to shorter visits and missed opportunities for buyers to connect emotionally with the home. Even if you plan to stay out of sight, your presence can still be felt, which may disrupt the buyer's experience. Additionally, sellers who try to highlight features or engage with buyers risk unintentionally revealing negotiation points or creating awkward interactions.

To ensure a smooth showing, plan to leave the house during scheduled appointments. Use the time to run errands, visit a café, or take a walk. If leaving is unavoidable, stay in one designated area, avoid engaging with buyers, and let their Realtor guide the tour. By giving buyers the space and privacy they need, you increase the likelihood of a positive impression and a successful sale.

As the seller, you have control over how much notice you require before a buyer comes to see your home. However, being flexible with showing times is crucial to maximizing your chances of selling quickly and at the best price. According to real estate experts, access to the property is one of the top factors influencing a successful sale, right after price and condition.

Most sellers find that requiring 2-3 hours' notice strikes a good balance. This allows enough time to tidy up and leave the house while still accommodating buyers' schedules. Requiring longer notice, such as 24 hours, can significantly reduce the number of showings, as buyers often make last-minute decisions or have limited availability, especially if they are relocating or only in town for a short time.

For maximum flexibility, consider allowing exceptions for short-notice requests. For example, if a buyer is already in the neighborhood and wants to see your home, being able to accommodate them could make the difference between securing an offer or losing the opportunity. On the other hand, if you need to block out specific times for personal reasons, such as work-from-home schedules or children's nap times, communicate this clearly to your Realtor so they can manage expectations with potential buyers.

Ultimately, the more accessible your home is for showings, the more likely you are to attract serious buyers and sell your home faster. Striking the right balance between convenience and flexibility is key to a successful sale.

An estoppel, often referred to as an HOA estoppel or estoppel certificate, is a legally binding document provided by a Homeowners Association (HOA) or Condominium Association. It certifies the financial status of a property within the association, including any outstanding dues, fees, or special assessments owed by the current homeowner. This document is crucial for real estate transactions because it ensures that the property can be transferred to the buyer free of any financial claims from the HOA.

The title company requires an estoppel to confirm that the seller is current on their HOA obligations and that no liens or unresolved fees exist. Without this document, the buyer could inherit unpaid dues or penalties, which could lead to legal disputes. The estoppel also benefits the seller by providing an opportunity to reconcile any outstanding balances before the sale closes.

Typically, the seller is responsible for the cost of the estoppel, which can range from $200 to $500, with additional fees for rush orders. However, this responsibility can be negotiated with the buyer before the contract is signed. The title company usually handles the process of ordering the estoppel, coordinating with the HOA or its management company to ensure all necessary information is included.

In summary, an estoppel protects all parties involved in the transaction—buyers, sellers, lenders, and the HOA—by providing a clear financial snapshot of the property and preventing future disputes.

It is recommended to keep the power and water on at the property until the buyer’s final walkthrough is complete and the sale has officially closed. This ensures that the buyer can fully inspect the property, including testing appliances, plumbing, and electrical systems, to confirm everything is in working order.

Utilities are also essential for the home inspection and appraisal processes. Inspectors need running water and electricity to check for leaks, test appliances, and evaluate the HVAC system. Similarly, appraisers may require utilities to be on to assess the property’s condition accurately.

Additionally, keeping utilities on helps you maintain the property’s condition. For example, in hot weather, running the air conditioning can prevent damage like peeling paint or warped flooring, while in cold weather, heating can prevent frozen pipes. A lack of utilities could also make the home less appealing during the walkthrough, potentially giving buyers second thoughts.

To avoid any issues, coordinate with your utility providers to schedule a transfer of service to the buyer rather than a shut-off. This ensures a seamless transition and avoids the risk of reconnection fees or delays

If you can’t be in town for your home’s closing day, there are several alternatives to finalize the sale remotely with proper planning and communication with your Realtor and title company.

Sign Early: You can sign your portion of the closing documents a day or two before the scheduled date. Once the buyer completes their paperwork, the title company can wire your proceeds or notify you when your check is ready.
Mail-Away Closing: If you’ve already moved or are far from the property, the title company can email or mail the documents to you. You’ll print, sign in front of a notary, and return them via overnight courier. This is a common and cost-effective option.
Mobile Notary: A mobile notary can come to your location to witness and notarize your signatures. They’ll then return the signed documents to the title company. This service typically involves an additional fee.
Remote Online Notarization (RON): Some title companies offer secure video calls with a certified notary, allowing you to sign documents online. This is especially useful if you’re overseas, though not all lenders allow it for buyers.
Power of Attorney (POA): You can authorize someone you trust to sign on your behalf using a power of attorney. This must be prepared and approved in advance by the title company.

To avoid last-minute issues, notify your Realtor and title company early about your situation. They’ll help you choose the best option and ensure all arrangements are made for a smooth closing.