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What the Process Actually Looks Like
Most sellers choose an agent based on a presentation. What they rarely see is the work that happens before the presentation — and the system that runs from listing to closing table.
Zillow has never seen the inside of your home. Neither should your list price be based on an algorithm that hasn't. We start by meeting at the home, understanding your situation, and observing the property firsthand. Then we return with a strategy built around your specific goals.
From there: buyer persona analysis, value-add improvement planning, municipal Use and Occupancy requirements identified before they become an under-contract problem, listing description angles and social content written to specific buyer profiles, and a formal launch sequence built before the first showing is scheduled.
We put the full process on one page — with real examples at every stage — so you can see what maximum effort actually looks like before you sit down with anyone.
See the Complete Process →Selling Your Home — Common Questions
When selling a house, who pays closing costs?
Both sides pay closing costs, but the split is different. Sellers typically cover their share of the transfer tax, their own attorney fees, and any agreed-upon concessions. Buyers pay lender fees, appraisal, inspections, title insurance, and their share of the transfer tax. Transfer tax rates and how they're split vary — Pennsylvania and Delaware structure them differently, and some municipalities add local transfer taxes on top. The exact costs depend on your location and what's negotiated in the contract. We build a custom net sheet for every seller showing every line item before you list.
How does selling a house with a mortgage work?
The mortgage gets paid off at closing from the sale proceeds. The title company contacts your lender for a payoff amount, deducts it from the sale price along with closing costs, and you receive the remainder. If you owe more than the home is worth, that's a short sale — a different process entirely. We help sellers understand their net proceeds before they list so they know exactly what they'll walk away with.
How does selling a house affect my taxes?
If you've lived in the home as your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 in capital gains ($500,000 for married couples) from federal taxes. If your gain exceeds that threshold, you'll owe capital gains tax on the excess. Pennsylvania also taxes gains at a flat rate. Your tax situation depends on how long you've owned the home, your basis, and any improvements you've documented. Talk to your CPA before listing.
What does selling a house as-is mean?
Every home in Pennsylvania is technically sold in its present condition — it's written into the standard agreement of sale. When sellers say "as-is," what they usually mean is they won't negotiate repairs. But that position has limits. Buyers can still inspect, and if they request repairs and the seller refuses, the buyer can walk — and the issues discovered are now disclosable to future buyers. Township U&O requirements and lender conditions can also force repairs regardless of what's in the contract. Selling "as-is" is a negotiating posture, not a shield. We help sellers understand what that position actually means for their sale — and when it helps versus when it costs them.
Can I sell my house to a family member?
Yes, but if you sell significantly below fair market value, the IRS may treat the difference as a gift — which could trigger gift tax reporting. You'll need a formal appraisal and a proper purchase agreement, even between family. The buyer's lender will also require an appraisal, and if the sale price is too far below market, financing can be denied. We help families structure these transactions correctly so everyone is protected.
Should I sell my house or rent it out?
It depends on the math and your willingness to be a landlord. Selling gives you equity now with potentially favorable tax treatment. Renting generates income but comes with maintenance, vacancy risk, property management costs, and a more complex tax picture — including depreciation recapture when you eventually sell. We can model both scenarios with real numbers for your property so you're comparing actual outcomes, not assumptions.
Can I sell my house with unpermitted work?
You can, but you must disclose it. Unpermitted work — a finished basement, an added bathroom, a deck built without permits — creates risk for buyers and can affect financing and insurance. Some townships will require retroactive permits or inspections as part of the Use & Occupancy process. The impact on your sale depends on what was done, how significant it is, and what your township requires. We've handled these situations across Chester County, Delaware County, and Montgomery County where U&O requirements vary dramatically by municipality.
How long does it take to sell a house?
A well-priced home in good condition typically goes under contract within 2-4 weeks during peak season and 4-8 weeks in slower months. Closing takes another 30-45 days after that. But "average" doesn't tell you much — what matters is how your specific home compares to current competition in your neighborhood. We provide that analysis before you list.
What are seller disclosure requirements in Pennsylvania?
Pennsylvania requires sellers to complete a Seller's Disclosure form covering known issues with the property — structural, mechanical, environmental, and more. This is a legal obligation, even for as-is sales. Getting it wrong can expose you to liability after closing. We use Seller Shield to help our clients navigate the disclosure process accurately and with legal protection built in.
Selling Your Home
Every home sale is different. The right approach depends on your situation — not a one-size-fits-all playbook.
We specialize in helping sellers navigate specific circumstances. Find the scenario that fits you:
"Let's Test the Market" Is Not a Pricing Strategy
When an agent says "let's test the market," it sounds cautious. But it means they either haven't done the work to know the right price, or they know it's too high and won't tell you. The carrying cost math, the pass/fail matrix, and seven questions that separate agents who know from agents who guess.
Is the Cash Offer Actually Your Best Offer?
Across 85,122 closed transactions, cash buyers settled at 98.9% of asking price. Conventional buyers settled at 100.1%. The financing label is not a risk indicator — it is a label that sellers are paying for out of their own equity. This discussion covers what the data actually shows about cash versus financed offers by price tier, the property type signals that predict your buyer pool, and the specific contract terms your agent should be evaluating in every offer before you sign anything.
Full transcript and key takeaways →
What's bringing you to sell?
Divorce Sale
Selling during a divorce requires neutrality, clear communication with both parties, and experience navigating the legal and emotional complexity. Jane Cyr holds the RCS-D (Real Estate Collaboration Specialist – Divorce) designation.
Estate Sale & Inherited Homes
Selling a parent's home after they pass — often while managing probate, family dynamics, and property prep from out of state. Vincent Cyr holds the SRES (Seniors Real Estate Specialist) designation.
Downsizing
Ready to right-size? Whether you're moving to a 55+ community, a smaller home, or just simplifying — we help you navigate the transition with patience and a clear plan.
Selling and Buying at the Same Time
Need to sell your current home to buy your next one? We coordinate both transactions — timing, contingencies, rent-backs, and backup plans — so you're not stuck with two mortgages or no home at all.
Distinctive Homes
Selling a luxury property, custom build, or home with acreage? These require different pricing strategy, marketing, and buyer targeting. Vincent Cyr holds the CLHMS (Certified Luxury Home Marketing Specialist) designation.
Chester County Seller Roadmap
Not sure what to expect from the process itself? The seller roadmap walks you through every phase — pricing, preparation, launch, offers, inspection, and settlement — with Chester County-specific detail at each step.
Not sure which fits?
That's fine — most situations have overlap. Tell us what's going on and we'll point you in the right direction.
Or call (484) 259-7910