Getting Started
Q: How do I know if now is a good time to sell? The right time to sell depends on your motivation and goals, the amount of equity you have, and current local market conditions. In many Greater Boston communities, including Newton, where the strong school system continues to attract buyers, well-priced homes in good condition often sell quickly. That said, the best timing should also align with your personal plans and next move. If you’re curious about your home’s value, we’d be happy to prepare a complimentary market analysis tailored to your property.
Q: What’s my home worth? We’ll prepare a comprehensive comparative market analysis (CMA) that carefully evaluates your home. We look at recent sales of comparable homes in your area and then take a deeper dive on the condition, updates, unique features, and current local market nuances. Unlike online estimates, such as “Zestimates”, which primarily rely only on recent sales data from public records, our analysis provides a more accurate and detailed assessment of your home’s value.
Q: How long will it take to sell my home? In this market, homes in Newton, Brookline, and most Greater Boston suburbs often go under agreement within a week or two of coming on to the market. Pricing, condition, and season all affect this. Our pricing analysis using data is very accurate in terms of predicting market value of your home. Hence, our job is to attract the most potential buyers who are willing to pay the highest price and best terms for your home. Homes that are overpriced or not prepared appropriately will linger on the market and ultimately yield a lower price.
Preparing to List
Q: Do I need to make repairs or updates before listing? Not always. We’ll walk through your home and recommend only the improvements likely to pay off. Often things like decluttering, fresh paint, and minor repairs matter more than major renovations.
Q: Should I get a pre-listing inspection? It’s optional but can be valuable. It lets you address issues upfront and can reduce surprises (and renegotiations) once a buyer’s inspection happens.
Q: Do I need to disclose known issues with the property? Massachusetts doesn’t require a formal seller disclosure form, but you must not misrepresent known material defects. If there are known issues with your home, we’ll help you understand what you’re required to disclose and what we, as your agents, are required to disclose. We’ll guide you through these conversations and help you navigate the process thoughtfully and appropriately.
Pricing & Marketing
Q: How do you determine the listing price? We take a comprehensive look at the current market to determine the right pricing strategy for your home. We evaluate comparable homes that have recently sold, properties currently under agreement, and homes that are actively on the market. We also consider your home’s location, condition, updates, size, features, and how it compares to the competition. Our goal isn’t simply to find a number, it’s to position your home strategically so it attracts the right buyers and maximizes your sale price.
Q: What if I price it too high or too low? Overpricing can lead to a stale listing and eventual price cuts, which buyers notice. Underpricing can leave money on the table, though in strong markets it sometimes sparks multiple offers and competitive bidding. We aim for a price that maximizes both interest and final sale price.
Q: How will you market my home? We believe every home deserves a thoughtfully designed marketing strategy that maximizes exposure and creates excitement among qualified buyers. Depending on your property, our approach may include a strategic MLS launch, targeted digital marketing, early exposure through Zillow Preview and select agent-to-agent platforms, and direct outreach to our professional network. In addition, we utilize professional photography, 3-D Matterport tours, aerial drone photography when appropriate, and other strategic pre and post promotion. And of course, we will host open houses, broker tours, and private showings.
Offers & Negotiation
Q: What happens once I receive an offer? We’ll review price, financing terms, contingencies, and proposed timeline together. We’ll advise on strengths and risks of each offer before you respond.
Q: Do I have to accept the highest offer? No, the “best” offer isn’t always the highest price. Financing strength, contingencies, and closing timeline are all key elements of a strong offer.
Q: Can I negotiate after accepting an offer? Generally, the price is set once you sign the Offer to Purchase document. However, issues from the buyer’s home inspection can lead to further negotiation on repairs, credits, or a price reduction. Any new agreed upon terms will be clearly outlined in the second contract entitled “Purchase and Sale”.
Closing Process
Q: Do I need an attorney to sell my home in Massachusetts? Yes, Massachusetts requires a licensed attorney to handle the closing and title transfer. We can provide a list of recommended real estate attorneys.
Q: What costs should I expect when selling? Typically, attorney and broker fees, the Massachusetts deed excise tax (a state transfer tax based on sale price), any agreed-upon buyer credits or repairs, loan payoff and discharge fees, smoke and carbon monoxide certification. Aside from any closing costs, be prepared to estimate your moving expenses.
Q: How long does closing take after accepting an offer? Usually 30–60 days, depending on the buyer’s financing and any contingencies. Cash offers can even close sooner.
Q: What is the deed excise tax? A Massachusetts state tax on the sale, generally $4.56 per $1,000 of the sale price, paid by the seller at closing.
Timing & Logistics
Q: Can I sell and buy at the same time? Yes, this is common. Depending upon your situation, we have many options that we will advise you on.
Q: What if I haven’t found my next home yet? We can build flexibility into your listing, such as a longer closing timeline or a post-closing occupancy agreement, so you have time to find your next place.
Working With The Baker Team
Q: What does it cost to list with you? Compensation is negotiated upfront as part of our listing agreement. We’ll walk you through exactly what services we provide and fees that we charge before we sign anything.
Q: How do we get started? Reach out for a walkthrough of your home, we’ll discuss pricing and marketing strategy, timeline, and next steps to get your home ready to list.
