Selling your home in 2025 isn’t what it was just a few years ago. Between rising insurance costs, higher mortgage rates, and buyers asking for concessions, it’s no surprise sellers have more questions than ever.

Here are the most common questions I see in online communities—and from my own clients—along with guidance specific to Denver and how I support sellers at every step.

Should I sell now or wait until 2026?

This is one of the hottest topics online. Some sellers hope for lower mortgage rates to bring more buyers into the market. But waiting also risks more competition from other listings.

In Denver, homes that are priced correctly and marketed well are still selling quickly, especially in desirable neighborhoods. I provide a data-driven market analysis and help you weigh whether selling now or holding for later makes more sense for your specific home.

What’s the best time of year to list?

Spring often brings the largest pool of buyers, but Denver homes sell year-round. Fall and winter listings attract motivated buyers who are serious about closing. Certain weeks can even deliver premium offers.

I monitor buyer activity weekly and can recommend the ideal timing for your neighborhood.

How do I price my home correctly?

Overpricing is the number one mistake. Buyers today are educated—they see price histories online. The right price attracts more showings and better offers.

I prepare a comparative market analysis (CMA) and show you best-case, conservative, and aggressive pricing strategies. Together, we decide what makes the most sense for your goals.

What if my home doesn’t sell right away?

If a property sits, buyers assume something is wrong. The key is to act quickly: review pricing, update photos, add staging, or adjust terms.

I gather showing feedback, analyze online engagement, and pivot marketing if needed. My clients never have to guess why activity slowed down—I provide clear next steps.

What repairs or updates should I make before listing?

Not every improvement pays off. Focus on fixes buyers expect: fresh paint, carpet cleaning, curb appeal, and addressing anything broken. Major updates (kitchen, bath, roof) can pay off in certain cases.

In Denver, I often advise sellers to handle high-scrutiny items like hail-damaged roofs, sewer issues, or outdated electrical panels. I also connect you with trusted contractors.

Should I stage my home?

Staging can make a huge difference. It helps buyers visualize themselves in the space and can shorten days on market. Even light staging—decluttering, rearranging furniture, brightening rooms—pays off.

I coordinate professional staging or provide DIY guidance depending on your budget and needs.

How will you market my home?

In 2025, marketing must go beyond MLS. I use:

• Professional photography and 3D tours

• Targeted social media ads

• Custom property websites

• Email outreach to thousands of local agents

• Off-market previews through Compass’ Coming Soon network

This multi-channel approach ensures your home stands out and reaches both buyers and agents representing them.

What closing costs do sellers pay?

Expect to pay:

• Real estate commissions

• Title insurance and settlement fees

• Transfer taxes

• Prorated taxes and HOA dues

• Potential concessions to the buyer

I prepare a net-to-seller sheet up front so you know exactly what to expect and can make informed decisions.

How much can I negotiate commission now?

With recent industry changes, commission structures are in the spotlight. While some sellers think cutting commission saves money, in practice it often reduces buyer traffic.

I explain how commissions work, what’s changing in 2025, and ensure you maximize your net proceeds—not just cut costs on paper.

Do I need to disclose everything?

Yes. Selling “as is” does not remove your legal obligation to disclose known defects. In Colorado, sellers must complete a disclosure form covering systems, structure, and past issues.

I walk you through what must be disclosed and advise on when to provide proactive inspections (like sewer scopes or radon tests) to build buyer trust.

Should I sell on my own (FSBO)?

Some sellers ask if they can skip an agent. While FSBO sounds tempting, studies show most FSBOs net less money after factoring in pricing errors, marketing gaps, and legal risks.

As your agent, I handle compliance, negotiation, and marketing reach that private sellers rarely achieve—and my goal is to put more in your pocket, not less.

What if the buyer’s financing falls apart?

This happens more often in higher-rate environments. If a buyer can’t close, you risk delays and lost momentum.

I vet buyer pre-approvals carefully and stay in constant contact with lenders to catch red flags early. If financing fails, I already have backup marketing plans ready.

What if a buyer backs out at the last minute?

Contracts allow buyers outs under certain contingencies. If they cancel improperly, you may keep their earnest money.

I review each offer’s contingencies with you before acceptance so you know exactly where risks are—and negotiate protections into your contract.

Should I consider selling privately or off-market?

Off-market listings are trendy right now. They can provide privacy and test the waters, but you risk reduced exposure and fewer offers.

I sometimes recommend Compass’ Coming Soon strategy as a hybrid—your home is pre-marketed to motivated buyers and agents while still prepping for full market launch.

Can I sell if I still need to buy another home?

Yes. Many Denver sellers are buying and selling simultaneously. Options include:

• Rent-back after closing

• Bridge loans or equity lines

• Timing the purchase contingent on your sale

I help clients map out these logistics so you don’t end up stuck with two mortgages.

What’s a rent-back and should I offer it?

A rent-back allows you to remain in the home after closing while paying rent to the buyer. This can be a great tool if you need time to move or close on your next home.

I draft these agreements to protect you and ensure clear terms.

How do I choose the right agent?

Ask:

• What’s your marketing strategy?

• How many homes have you sold in my neighborhood?

• How do you handle negotiations and multiple offers?

• What support team do you have behind you?

I provide case studies, references, and a clear strategy upfront so you know you’re making the right choice.

Final Thoughts

Selling your home in Denver in 2025 means navigating a more complex market than ever. But with the right strategy, you can still achieve a great result.

Here’s how I help sellers succeed:

• Data-driven pricing to attract serious buyers

• Guidance on smart updates vs. wasted money

• Professional staging and marketing that stands out

• Clear net-to-seller estimates so there are no surprises

• Negotiation strategies that protect your bottom line

📲 Thinking about selling? Call or text me at 662.588.2420 or visit www.salliesimmons.com to see what your home is worth in today’s market.