Answers by Katie K Portenga

Perhaps you can set up a temporary PO Box and have the mail directed there?

I would write a handwritten note and drop it off in person and door Knox to ask if they are going to list it! If they do not answer, leave the note! Maybe say how lovely the home looks as well!

Compensation has always been negotiable. I would not feel awkward discussing it with your real estate agent. It is a valid question. I would like to note, however, that buyers agents do not work for free typically and ever since the NAR case, I still have seen all my sellers pay buyer agent compensation to attract more Showings. Also, I have represented buyers and not had any seller compensate me to date. I have done about 48 deals since the NAR suit. I have always been paid by the seller for both buyer and listing compensation. It is easier for a buyer to compensate their buyer agents by having the seller pay as most buyers do not have the money out of pocket to pay for their buyer agents.

In Colorado, homes are technically sold “as is,” but that doesn’t mean buyers won’t ask for repairs. Most buyers will conduct an inspection, and if issues like a roof or other health and safety concerns come up, they will often request that those items be addressed. Of course, you can decline to make repairs, but that may mean losing that buyer. In many cases, the same issues will come up again with the next buyer, so they often have to be addressed eventually. Since it appears you’re in Colorado as well, I can share that in my experience buyers and their lenders typically want major items like a roof resolved. In some cases, homeowners are able to file a claim with their insurance company and have the roof replaced, with the deductible paid out of proceeds at closing. Another option is to obtain several roofing quotes before listing the home. If the repair or replacement is manageable, taking care of it prior to listing can give you more control over the cost and allow you to market the property as having a new roof, which can be a strong selling point. It’s also important to keep in mind that if a roof is in poor condition, a lender may not approve the loan, and buyers may have difficulty securing property insurance. If the buyer is obtaining financing, the lender will require that the home be insurable. Regarding the foundation, I would recommend having a professional take a look before listing the home, even if it’s just a verbal assessment. Sometimes the issue may be minor and relatively inexpensive to address. If the repairs end up being too significant or not feasible to complete before selling, another option is to market the home specifically to cash buyers and limit offers that require financing. However, it’s important to know that cash buyers typically expect a discount in exchange for taking on those repairs. A local agent can help you evaluate the condition of the property, estimate how buyers will react to these issues, and determine the best strategy to maximize your net proceeds.

I would take the best price and strongest terms you currently have among the offers and use those as your benchmark. Then, I would counter the cash buyer using those same ideal terms and price. If the cash buyer is unwilling to agree to those terms, you can then move to the next strongest buyer and counter them with the same price and terms that best serve your interests. Having multiple offers gives you leverage. You’re not obligated to accept any offer exactly as written. Instead, you can negotiate by countering the strongest buyers with the combination of price and terms that works best for you.

If there are multiple offers, I think this a a good offer as long as you can at least perform your own inspection and be able to terminate. Some buyers waive the right to ask for any inspection items to be repaired, and that makes an offer stronger, but I would always strongly urge a buyer to get their own inspection and have the right to terminate should the inspection uncover major issues you are not comfortable with in the home to move forward with purchasing the home. Not sure the list price. If there are NOT multiple offers, then I would not waive the inspection or appraisal.

Contact a title company and ask them if they can process the closing. I also highly recommend consulting a real estate attorney and/or a licensed real estate agent to make sure the process is a smooth and positive experience.

I would consult your CPA. Depending on how long you owned your home and lived in it, you may or may not have to pay capital gains. Best to talk with your CPA

I would focus more on making the home look beautiful and marketable for prospective buyers. Paint the walls a neutral color like Alabaster White. If the home is vacant, I recommend staging. If it is occupied, I recommend engaging what I call an occupied stager who can work with you to make the home "show ready".