The Road to Sold

Stop 1 · Timing

Is It Time To Sell?

Harlee asks "Everyone keeps asking if I'm selling. Is now actually a good time?"

• How much equity do you have? That's what your home is worth, minus what you still owe.
• Where are you going next? Buying, renting, or moving out of state each changes the math.
• Does selling fit your life right now? That matters more than any headline.

Bear Cat's tip: Got a low rate on your current loan? Your next payment could be a lot higher. Run that number first.

Stop 2 · Value

What's It Really Worth?

Harlee asks "Zillow says my place is worth a lot. So I'm rich, right?"

• Online estimates miss. Zillow says half its estimates on off-market homes are off by more than 7.2%.
• That adds up. For a $400,000 house, 7.2% is almost $29,000, either way.
• Real value comes from comps: recent sales of similar homes nearby, adjusted for the differences.

Bear Cat's tip: Buyers search in price ranges. Price just over a round number, and anyone searching under it never sees your home.

Source: Zillow, Zestimate nationwide median error for off-market homes, zillow.com/zestimate, checked 10/9/2026. The $400,000 house is an example.

Stop 3 · Prep

Prep That Pays

Harlee asks "Before I list, should I redo my whole kitchen?"

• A major kitchen remodel gets back about half. 51% of its cost at resale.
• A smaller refresh can pay for itself. New cabinet fronts, counters and paint: 113% back.
• A new garage door: about 268% back.

Bear Cat's tip: Buyers notice the little stuff. A dripping faucet makes them wonder what else got skipped. Fix the little stuff first.

Source: JLC Cost vs. Value Report 2025, national averages, midrange projects, cost recouped at resale. Results vary by home and market.

Stop 4 · Your Net

Your Net Sheet

Harlee asks "If I sell, how much do I actually walk away with?"

• Start with the sale price, then subtract your loan payoff, including any home equity line.
• Subtract agent commissions. They are always negotiable, and they go in writing.
• Subtract title and escrow fees, plus any repairs or credits you agree to give the buyer. What's left is your net.

Bear Cat's tip: Good news. Arizona's constitution blocks new taxes on selling a home. Plenty of states charge one.

Source: Arizona Constitution, Article IX, Section 24 (Proposition 100, approved by voters in 2008), which bars new taxes or fees on the sale or transfer of real property.

Stop 5 · Launch

Launch Week

Harlee asks "Why does everyone say the first two weeks matter so much?"

• New listings land in buyers' alerts. That first wave is your biggest audience.
• Price it right on day one. Price too high, and that wave scrolls right past you.
• Photos are your first showing. 81% of buyers who searched online found photos very useful.

Bear Cat's tip: Every price cut shows up in your listing history. Buyers can see all of them.

Source: National Association of REALTORS®, 2025 Profile of Home Buyers and Sellers (buyers who used the internet in their search), released November 2025.

Stop 6 · Offers

Comparing Offers

Harlee asks "I got two offers. The higher one wins, right?"

• Start with price, then subtract any credits the buyer wants you to pay.
• Look at financing. Cash, conventional, FHA and VA each have their own steps and timeline.
• Check the close date and contingencies. Contingencies are the buyer's exits. Fewer exits, stronger offer. The standard Arizona inspection period is 10 days.

Bear Cat's tip: Check the earnest money, too. A bigger deposit means the buyer has more to lose if they walk.

Source: Arizona REALTORS® Residential Resale Real Estate Purchase Contract (Rev. 02/26), default terms. Days can be negotiated in the contract.

Stop 7 · Inspection

Inspection & Appraisal

Harlee asks "The buyer's inspector found stuff. Do I have to fix everything?"

• The buyer gets an inspection period, 10 days by default, then sends a repair request (the BINSR).
• You answer within 5 days: fix it, offer a credit, or say no. No answer counts as a no.
• If you say no to something, the buyer has 5 days to cancel or move forward.

Bear Cat's tip: If the home appraises low, a buyer with a loan gets 5 days to cancel and get their earnest money back. Price it right.

Source: Arizona REALTORS® Residential Resale Real Estate Purchase Contract (Rev. 02/26), default terms. Days can be negotiated in the contract.

Stop 8 · Closing

Closing & Moving

Harlee asks "If I sell and buy, where do I live in between?"

• Line up both closings, so your sale pays for the purchase. Same week, sometimes the same day.
• Stay a little longer with a short rent-back after closing, in writing.
• Bridge the gap with a short-term rental and storage for the big stuff.

Bear Cat's tip: In Arizona, closing happens when the deed records with the county. That's when the keys change hands, unless you agree otherwise in writing.

Source: Arizona REALTORS® Residential Resale Real Estate Purchase Contract, close of escrow and possession terms. Ask a tax or legal professional about the risks of a rent-back.