Selling Your Home
Everything you need to know to sell your home with confidence
Is It the Right Time to Sell?
Selling a home is one of the biggest financial decisions you will make. The right time depends less on the calendar and more on your own situation. It may be the right time if:
- You have built up equity — your home is worth more than what you still owe on your mortgage.
- Your home no longer fits your life — you need more space for a growing or multi-generational household, or less space now that children have moved out.
- You are relocating for work, family, or to be closer to your community and place of worship.
- You can comfortably afford your next move, including the costs of selling and buying.
A note for our community
Many Ethiopian families sell to bring relatives under one roof, to help adult children buy their first home, or to free up funds for family abroad. These are valid and common reasons — and they often come with tax and timing questions worth planning for in advance. An agent who understands your community and speaks Amharic can help you weigh these decisions clearly.
The Home Selling Journey
From the day you decide to sell to the day you hand over the keys, here is the path most home sales follow:
Prepare and price
Get your home ready, research what similar homes have sold for, and set a competitive asking price with your agent.
List and market
Professional photos, an MLS listing, online exposure, and a marketing plan to reach the most qualified buyers.
Showings and open houses
Buyers tour your home. Keeping it clean and accessible during this stage directly affects how quickly and how high it sells.
Receive and negotiate offers
Review each offer on more than price alone — financing strength, contingencies, closing timeline, and concessions all matter.
Under contract
Once you accept an offer, the buyer completes their inspection, appraisal, and loan approval. Be ready to negotiate repairs.
Closing
Sign the final paperwork, the buyer's funds are released, your mortgage is paid off, and you receive your net proceeds.
Pricing Your Home Right
Pricing is the single most important decision in a sale. Get it right and your home attracts strong offers quickly; get it wrong and it can sit on the market and ultimately sell for less.
- Comparative Market Analysis (CMA): Your agent compares your home to recently sold, similar homes nearby to find a realistic price range. This carries far more weight than online estimates.
- The danger of overpricing: Overpriced homes scare off buyers, sit longer, and often sell below market once the listing goes "stale."
- The danger of underpricing: Pricing too low can leave money on the table, though in some markets a slightly low price sparks competing offers.
Interest rates affect your buyers
When mortgage rates rise, buyers can afford less, which softens demand and pricing. When rates fall, demand and prices tend to firm up. Check today's rates on our Mortgage Rates page before you set your price.
Preparing Your Home to Sell
Small, inexpensive improvements often return far more than they cost. Focus on a clean, bright, neutral, and well-maintained home:
Pack away extra furniture, family photos, and personal items so buyers can picture themselves there.
A spotless home, including carpets and windows, signals that the home is well cared for.
Fix leaky faucets, squeaky doors, cracked tiles, and burned-out bulbs.
Fresh, neutral paint is one of the highest-return improvements you can make.
Tidy landscaping, a clean entryway, and a welcoming front door create a strong first impression.
Finding issues before buyers do lets you fix or disclose them on your terms.
Choosing How to Sell: Agent or FSBO
You can hire a listing agent or sell on your own (FSBO — "For Sale By Owner"). Most sellers use an agent, and for good reason.
Using a listing agent
- Prices your home with real market data
- Markets it on the MLS and major sites
- Handles showings, negotiations, and paperwork
- Guides you through inspection, appraisal, and closing
Selling on your own (FSBO)
- You save the listing commission
- But you handle pricing, marketing, and legal paperwork yourself
- FSBO homes often sell for less and take longer
- You still typically deal with buyer agents and their compensation
Why a bilingual agent matters
Selling involves contracts and disclosures full of legal terms. An agent who explains each step in Amharic — and who understands the trust and relationships that matter in our community — helps you avoid costly misunderstandings and sell with confidence.
Understanding Agent Commissions in 2026
Real estate commission rules changed after the National Association of REALTORS® settlement took effect on August 17, 2024. There is a lot of confusion about what actually changed, so here is the honest picture:
- Offers of compensation to the buyer's agent can no longer be advertised on the MLS.
- Buyers must sign a written agreement with their agent before touring homes, spelling out how that agent is paid.
- As a seller, you are not required to pay the buyer's agent — but you can still choose to offer it (or offer concessions) off the MLS.
- Commissions have always been, and remain, fully negotiable. They are not set by law.
Despite the headlines, commissions did not collapse. Nationally, total commissions still average roughly 5–6% of the sale price, typically split between the listing side and the buyer's side. After a brief dip, rates largely rebounded through 2025 and into 2026.
If you offer buyer-agent compensation
You reach the widest pool of buyers, including first-timers and VA buyers who often cannot pay their agent out of pocket. This usually means more showings and stronger offers.
If you offer nothing
You may save on commission, but some buyers' agents may steer clients elsewhere, or buyers may ask you to cover it through concessions anyway. Your listing can sit longer.
Discount & flat-fee options
Some brokerages offer full service for a reduced listing fee (for example 1.5%). Lower fees can mean more in your pocket — but only if the agent still markets and negotiates effectively.
How to raise it with your agent
Keep it about strategy, not confrontation: "Walk me through how buyer-agent compensation works now, and how it affects my exposure and my net proceeds in this market." A good agent will welcome that conversation.
The Costs of Selling
Your sale price is not what lands in your pocket. Plan for these typical seller costs:
| Cost | Typical range |
|---|---|
| Listing agent commission | ~2.5–3% of sale price |
| Buyer-agent compensation (optional, negotiable) | 0–3% of sale price |
| Title, escrow & closing fees | ~1–2% of sale price |
| Colorado documentary fee | 0.01% ($0.01 per $100) |
| Seller concessions to buyer | Varies (often 0–3%) |
| Repairs, staging & prep | Varies |
| Mortgage payoff | Your remaining loan balance |
These are general estimates for the Denver/Aurora area. Your actual costs depend on your home, your agent agreement, and your negotiated terms.
Estimate Your Net Proceeds
Estimate what you would actually walk away with after a sale. Adjust the numbers to match your situation.
This estimate is for planning only and does not include property-tax or HOA prorations, payoff interest, or other deal-specific items. Ask your agent for a personalized seller net sheet.
Taxes When You Sell
Many sellers owe little or no tax on their profit thanks to the capital gains exclusion, but it is important to understand the rules:
- Capital gains exclusion: If the home was your main residence for at least 2 of the last 5 years, you can typically exclude up to $250,000 of profit if single, or $500,000 if married filing jointly.
- Form 1099-S: Your sale may be reported to the IRS. Keep records of your purchase price and improvements, which reduce your taxable gain.
- Investment or second properties do not qualify for the exclusion and may owe capital gains tax.
Talk to a tax professional
This is general information, not tax advice. If you own property abroad, have rented the home out, or are unsure how the exclusion applies to you, consult a qualified tax professional before you sell. Ethio Homes does not provide tax advice.
Closing Day
Closing is the finish line. Here is what to expect:
- Review the settlement statement carefully — it lists every credit and charge.
- Sign the deed and closing documents (often at a title company).
- Hand over keys, garage remotes, and any warranties or manuals.
- Your mortgage is paid off and your net proceeds are wired to you or issued by check.
Common Seller Questions
Ready to Sell? Let's Talk
Connect with an agent who understands your home, your community, and your goals — and who can walk you through every step in English or Amharic.
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