Overcoming challenges when selling your home: Real estate advice
Selling a home can be a labyrinth of unexpected challenges that catch even the most prepared sellers off guard. To provide invaluable insights, owners and founders share their personal experiences and professional advice in this comprehensive Q&A blog post. From setting aside funds for unexpected repairs to adapting to current buyer preferences, the experts offer a total of fifteen practical tips. Read on to discover the first-hand solutions to make your home-selling process smoother and more successful.
- Set Aside Funds for Unexpected Repairs
- Build Flexibility into Your Timeline
- Address Moisture Issues Upfront
- Make Affordable Cosmetic Updates
- Conduct Thorough Pest Inspections Early
- Collect Data to Counter Low Appraisals
- Manage Difficult Buyers Calmly
- Upgrade Wiring for Home Office Appeal
- Negotiate Flexible Closing Dates
- Neutralize Personalized Design Choices
- Address Inspection Issues Transparently
- Stay Proactive with Communication
- Detach Emotionally from the Home
- Invest in Professional Photography
- Adapt to Current Buyer Preferences
Set Aside Funds for Unexpected Repairs
Our biggest hurdle came when we discovered outdated electrical wiring in a 1960s rental property we were selling, which wasn’t up to current code requirements. We ended up having to rewire the entire house, which took three weeks longer than planned and cost nearly $8,000 more than budgeted. I now recommend sellers of older properties set aside at least 10% of their expected sale price for unexpected repairs—it’s better to have it and not need it than scramble for funds at the last minute.
Brandon Beatty, Owner, Southern Hills Home Buyers
Build Flexibility into Your Timeline
Market timing threw me a real curveball last spring when interest rates jumped unexpectedly, and three potential buyers backed out within a week. I quickly pivoted by offering a temporary rate buydown option, which helped my seller secure a deal despite the challenging conditions. Based on this experience, I now suggest sellers build some flexibility into their timeline and consider creative financing solutions.
Russ Majanck, Owner, Valley Residential Group
Address Moisture Issues Upfront
One unexpected challenge I faced when selling my home was dealing with age-related issues in the unfinished basement. In the Midwest, older homes often have moisture problems, and our basement was no exception. Potential buyers were concerned about the risk of water damage, which made it harder to secure strong offers.
To overcome this, I had a water mitigation system installed, complete with a sump pump and drainage system, and ensured the system came with a transferable warranty. This gave buyers peace of mind and eliminated the moisture concerns.
My advice to other sellers is to address these types of issues upfront. Proactively investing in a solution like a water mitigation system not only adds value to your home but also helps you avoid delays or price reductions during negotiations. It’s worth the investment to make your home more appealing and marketable.
Yancy Forsythe, Owner, Missouri Valley Homes
Make Affordable Cosmetic Updates
One unexpected challenge was dealing with buyer feedback about minor cosmetic issues, like outdated fixtures, which slowed offers despite the home’s solid condition. To overcome this, I invested in small but impactful upgrades—modern light fixtures, a fresh coat of paint, and new cabinet hardware—all under $1,000. These changes led to a significant increase in interest, and we sold above asking price. My advice? Listen to feedback and make affordable updates to enhance your home’s appeal without overspending. Small tweaks can make a big difference in how buyers perceive value.
Runbo Li, Co-founder & CEO, Magic Hour
Conduct Thorough Pest Inspections Early
The biggest shock I faced was finding extensive termite damage behind seemingly perfect walls when we were just days away from closing—it nearly killed the deal and stressed everyone out. I quickly brought in my contractor network to provide repair estimates, split the cost with the seller, and got it fixed in 48 hours, which taught me to always do a thorough pest inspection upfront, even if the home looks flawless.
Justin Azarias, Owner, Property Home Buyers CA
Collect Data to Counter Low Appraisals
A low appraisal that threatened to throw everything off course was one of the major obstacles I had while I was selling my house in early 2023. Despite the strong local market, the appraiser gave my house a significantly lower value than I had anticipated. The value should have grown because I had recently painted the outside, installed new hardwood floors, and rebuilt the kitchen. Due to the poor appraisal, the buyer’s lender was reluctant to grant the mortgage, and I realized I needed to move quickly to keep the transaction. I therefore decided to compile the most recent comparable sales information for houses that sold in my neighborhood within the last six months and were comparable in size, location, and condition.
To build a strong case, my real estate agent and I collaborated extensively. I made sure to draw attention to the improvements I had done to a few nearby properties that had sold for more money. We contacted the appraiser, shared our results, and asked for a second assessment. The appraiser updated the appraisal in light of the additional information, and my house ultimately sold for a price that accurately represented its value. Despite my initial concerns that the low appraisal would blow the transaction, the buyer’s lender was happy and the sale proceeded without incident.
My advice is to not be afraid to collect comprehensive information and act promptly if you find yourself in a similar circumstance. In my situation, it was essential to maintaining the sale’s momentum.
Laurie Williams, Founder, Man And Van Greenwich
Manage Difficult Buyers Calmly
An unforeseen challenge I faced while selling a home was managing difficult buyers. In one particular instance, a couple had fallen in love with a property I was representing and made an offer that was accepted by the seller. However, during the inspection process, they found numerous issues with the house and demanded a significant reduction in price.
I knew this could potentially jeopardize the sale and cause unnecessary stress for my client. After calmly discussing their concerns and understanding their reasoning, I suggested getting quotes from contractors to accurately assess the costs of repairing these issues. This helped to alleviate some of their fears and showed them that the asking price was fair for the condition of the property.
In addition, I also contacted other interested buyers and informed them of the situation, creating a sense of urgency for them to make an offer before the previous buyers backed out. This strategy worked and we were able to secure a backup offer that was close to the original asking price.
My advice to other sellers facing similar obstacles would be to always remain calm and professional when dealing with difficult buyers. Understand their concerns and try to find a solution that is fair for both parties. It’s also important to keep communication open with all interested parties and have a backup plan in case things do not go as planned.
Robert Fausette, Owner, Revival Homebuyer
Upgrade Wiring for Home Office Appeal
The hidden challenge came from outdated wiring impacting our home office setup—a crucial selling point for remote workers. Modern buyers wanted to see a functional workspace, but our electrical system couldn’t handle multiple devices.
Instead of hiding this issue, we transformed it into an opportunity. We invested in a professional electrical upgrade and documented the entire process. During showings, we highlighted the new wiring as a modern feature, complete with dedicated circuits for a home office. The transparency combined with the solution actually became a selling advantage.
My advice? When unexpected issues surface, think like a problem-solving developer. Just as we optimize websites for better performance, view home challenges as opportunities to upgrade and add value. This proactive approach not only solved our problem but also gave potential buyers confidence in the home’s readiness for today’s digital lifestyle.
Amrita Dhillon, RCIC-IRB, NNC Immigration Services Inc.
Negotiate Flexible Closing Dates
One of the most stressful aspects of selling my home was managing the timing while searching for a new one. There was always that fear of selling too quickly and finding ourselves without a place to live, or waiting too long and missing out on our ideal home. To alleviate this pressure, I negotiated a flexible closing date and added a rent-back clause to the sale, allowing us to stay in our home for a few extra weeks after closing. This gave us breathing room to find the perfect new place without rushing.
For sellers, my advice would be to leave room for flexibility in your sale. It may seem like a lot to ask, but this strategy helps you make clearer decisions and reduces the risk of rushing into something.
Matt Gehring, Chief Marketing Officer, Dutch
Neutralize Personalized Design Choices
I once worked with sellers who faced an unexpected challenge when trying to sell a beautifully customized home. The property was filled with unique, personalized design choices, from bold wall colors to custom fixtures. While these features made the home special to the owners, they weren’t necessarily appealing to many buyers.
To help overcome this, we took a strategic approach by neutralizing certain elements of the home. We repainted the walls in neutral tones and simplified some decor to create a more universally appealing space. We also highlighted the home’s adaptable layout and quality finishes that would appeal to a broader audience, emphasizing its potential as a blank canvas for new owners.
For other sellers facing a similar situation, my advice is to remember that a home sale is ultimately about showcasing possibilities for potential buyers. Investing in small changes to create a more neutral, versatile environment can make a big difference. Simple updates can help buyers picture themselves in the space, which is essential for helping them connect with the home personally and can lead to a quicker, more successful sale.
Betsy Pepine, Owner and Real Estate Broker, Pepine Realty
Address Inspection Issues Transparently
One unexpected challenge I encountered while selling a home was a last-minute issue with the inspection report. The property had passed previous inspections, but the buyer’s inspector flagged several minor issues that seemed to come out of nowhere. This led to much uncertainty and tension, as the buyer considered walking away.
To overcome this, I quickly brought in my own trusted contractor to assess the situation. We worked together to provide the buyer with a clear, transparent explanation of the issues and how easily they could be addressed. I also negotiated with the buyer to either make the repairs before closing or offer a price reduction to account for the repairs. This proactive communication reassured the buyer and ultimately helped us reach a resolution.
I advise other sellers facing similar obstacles to stay calm and remain flexible. Don’t get defensive or frustrated with the inspection process. Instead, address the concerns head-on, show you’re willing to work with the buyer, and find a compromise that works for both parties. By being responsive and solution-oriented, you can often turn a potentially deal-breaking issue into an opportunity to build trust and keep the sale moving forward.
Justin Landis, Founder, Justin Landis Group
Stay Proactive with Communication
One of the biggest surprises during my home sale was dealing with unresponsive agents and buyers. At times, the process seemed to drag on indefinitely, marked by extended silences that engendered a tremendous deal of uncertainty and frustration. I found myself waiting for answers and wondering if things were falling through. Realizing I couldn’t just wait around, I decided to take control. I made sure to stay in regular contact with my agent, checking in weekly and asking for updates. This proactive approach helped keep things moving and ensured I didn’t lose serious buyers. Here’s what I learned: Take the reins. Keep communication open, stay organized, and don’t hesitate to follow up. It’s the little things that ensure your sale stays on course.
Brian Staver, CEO, NetPayAdvance.com
Detach Emotionally from the Home
One unexpected challenge I faced while selling my home was my emotional attachment to it. I thought I would be ready to move on, but every room returned memories, making it difficult to stage the house and let go. To overcome this, I focused on envisioning the next family creating their memories in the space, which helped me detach. My advice? Give yourself time to say goodbye to the home, not just the physical house. A shift in perspective can assist you in letting go and fully embracing the sale.
Tammy Sons, Founder/CEO, TN Nursery
Invest in Professional Photography
A specific experience stands out to me, imparting valuable lessons that I now share with fellow sellers. I was working with a couple who were looking to downsize and sell their large family home. They had done all the necessary repairs and renovations before putting it on the market, and we were confident it would attract potential buyers quickly. However, after a few weeks of multiple open houses and showings, we still didn’t receive any offers.
After some investigation, we discovered that the issue wasn’t with the house itself but rather with its online presence. The photos used in the listing did not accurately reflect the size and layout of the home, making it appear smaller than it actually was. This led to some potential buyers skipping over the listing entirely without even giving it a chance.
To overcome this challenge, we decided to invest in professional photography and re-take all the photos for the listing. We also made sure to include accurate floor plans in the online listing so that potential buyers could see the true size and layout of the house. Within days of updating the listing, we received multiple offers and were able to sell the house at a higher price than initially expected.
Heather Trainor, Business Manager and Co-Founder, A Team Real Estate Solutions
Adapt to Current Buyer Preferences
I’ve seen some cases where owners failed to take into account the changes in the local market demand for specific home features, which ended up being a challenge for them when selling. For example, I’ve watched as sellers assumed that features like formal dining rooms and closed-off spaces would add value, only to find that buyers in today’s market were far more interested in open-concept layouts and flexible spaces. This shift in buyer preferences left some sellers surprised and forced them to rethink their strategy mid-sale.
If you’re facing a similar challenge, consider working with your agent to re-stage your home with a more open feel, even if the layout is traditional. Use furniture arrangements to suggest larger, connected spaces and highlight any rooms as versatile, multipurpose areas. Staying flexible and aligning with current buyer preferences can help your home resonate with today’s market, even if it means adapting from the original design intent.
Pete Evering, Business Development Manager, Utopia Management
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