The two most powerful warriors are patience and time.
Home / Sellers
Know your number before you list.
Selling starts with three questions: what the property is worth, what you’ll walk away with, and what to expect along the way. I answer all three up front, so you can decide when and how to sell with confidence.
Who I help
Every kind of sale has its own details.
Long-time homeowners
Pricing from today’s market, a clear plan for what to fix and what to leave, and a calm process.
Moving up or downsizing
Lining up your sale and your next purchase so you aren’t stuck carrying two homes or moving twice.
Landlords selling a rental
Tenants, leases and the tax side of selling an investment property. See the investor page →
Inherited and estate property
Help for executors and heirs, including families who live out of state. More below ↓
Items to note
What comes up in a sale, and when.
You don’t need any of this ready before we talk. It helps to know what’s coming and when each piece happens. I handle most of it as we go.
Worth a thought now
Permits for past work
If you finished a basement or added on, it helps to know whether the permits were closed out. Buyers’ attorneys and appraisers notice, and it’s easier to sort out early.
Once we agree to list
Repairs and improvements
We walk the property together and decide what’s worth doing. Safety items and anything an inspector will flag usually come first. Bigger projects only make sense if the numbers pay you back.
With the listing
Lead paint disclosure
For homes built before 1978, you disclose what you know and buyers receive the state’s notification form. I’ll walk you through it.
Timed with the sale
Title 5 septic inspection
If the home isn’t on town sewer, a passing inspection is generally needed within two years before the sale, or three if the system is pumped every year. We’ll check what you have and plan the timing.
After an accepted contract
Condo paperwork
The 6(d) certificate and association documents are ordered once there’s an accepted offer, timed to the closing date so they’re current when the buyer’s lender needs them.
Before closing · I handle this
Smoke and CO certificate
I schedule the fire department inspection and replace any detectors that need it, so it’s one less thing on your list.
Taxes
The tax questions to ask before you sell.
General information only. Your accountant should confirm how these apply to you.
Your primary home
If you owned and lived in the home for at least two of the last five years, you can generally exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly.
A rental property
Depreciation you took over the years is generally taxed when you sell. A 1031 exchange can defer the tax if you buy another investment property. Estimate your tax on a sale →
Inherited property
Heirs generally receive a “stepped-up” tax basis equal to the property’s value at the date of death, which often makes a prompt sale tax-efficient.
Timing
Closing in December versus January changes which tax year the sale lands in. That can matter if your income changes from one year to the next.
Inherited & estate property
A steady hand when you’re settling an estate.
I’ve handled vacant, inherited and estate properties for years.
Settling an estate is stressful enough without managing an empty house, especially from out of state. I help personal representatives and heirs secure and insure a vacant property, deal with clean-outs and repairs, and decide whether to sell as-is or prepare the home for market.
I work alongside your estate attorney, who confirms when the estate has authority to sell. If you don’t have an attorney yet, I can recommend one.
Start a conversation
Tell me about the property.
No pressure and no obligation. Send a note, and we’ll find a time to talk about where you are and what makes sense.
- I read what you send and reply within one business day.
- We set up a short call, by phone or video, at a time that works for you.
- You leave with a clear next step, whether or not we work together.
Call or text 508-809-0178
sellers@zackwhiting.com