Frequently Asked Questions

The questions sellers ask most. Straight answers. No fluff.

Pricing & Market Questions

Q: How do I know what my home is actually worth?

A: Market value is determined by recent comparable sales (comps) in your neighborhood—not what you paid, not what you think it's worth, and not online estimates (which are often 5–15% off).

A good agent pulls 6–10 homes that sold in the past 60–90 days, accounts for differences (lot size, age, condition), and gives you a range: $500K–$525K (if homes vary).

Online tools (Zillow, Redfin) are a starting point only. Get a professional market analysis.

Q: Should I overprice to negotiate down?

A: No. This is the #1 mistake sellers make. Overpriced homes get fewer showings, sit longer, and eventually sell for LESS than if you priced accurately upfront.

Luxury buyers shop aggressively. A home listed at $600K when market is $550K gets 30% fewer showings. After 30 days, you're forced to drop price anyway—but now it looks "failed."

Strategy: Price within 2–3% of market. Attract buyers fast. Generate competition. THAT drives price up.

Q: What's the Reno luxury market like right now?

A: Reno's luxury market (homes $800K+) is strong but selective. ArrowCreek and Montrêux homes sell quickly if priced right (30–45 days). Overpriced luxury homes sit 60+ days.

Days on market average 35–50 days. Homes priced within market sell 15–20% faster.

California buyers are still relocating to Reno, but they're smarter about it now. Less panic buying; more deliberate decisions.

Selling Process Questions

Q: How long will my home take to sell?

A: 30–60 days is typical for priced-right homes in Reno. Luxury homes in premium locations (ArrowCreek, Montrêux, Caughlin Ranch) sell faster (25–35 days). Overpriced homes or lower-demand areas take 60–90+ days.

First 14 days are critical. If you don't get showings or offers by day 21, something's wrong: pricing, marketing, or presentation.

Q: Should I get a pre-listing inspection?

A: Absolutely. $400 pre-listing inspection prevents $20K–$50K surprise requests from buyer's inspector.

You find issues first, decide to repair, give credit, or disclose upfront. Buyer's inspector doesn't get to hit you with surprise demands.

Worth it 10 times over.

Q: Do I need to hire a stager?

A: Depends on your home's condition. If it's clean, decluttered, and well-maintained, no. If it's dated, cluttered, or cramped-feeling, yes—staging investment ($1,500–$3,000) returns 8–10x in price + speed.

At minimum: Deep clean, declutter, fix obvious issues (broken fixtures, worn carpet, outdated paint).

Q: Can I stay in my home while it's listed?

A: Yes, but it's harder. Your stuff, your routines, your clutter makes homes feel smaller. Buyers have trouble visualizing their belongings in your space.

Best practice: Stage home as if you don't live there. Remove personal photos, minimize clutter, hide most of your belongings.

If you can stay elsewhere during showings/open house, that's ideal.

Commission & Cost Questions

Q: What's a typical real estate commission?

A: 5–6% is standard (split between listing and buyer's agent). It's negotiable but remember: Lower commission often means lower service (less marketing, less negotiation, less support).

Negotiate commission based on VALUE, not just price. "I'll do 4.5% if I commit to 6-month listing and pre-listing inspection" makes sense. "Just do 4.5% flat" often signals low-quality representation.

Q: What are my other closing costs?

A: As a seller, you typically pay: commission (5–6%), transfer tax ($1.95 per $500 of sale price in Nevada), escrow fees (0.5–1%), title insurance, and any repair credits to buyers.

Rough range: 8–11% of sale price goes to closing costs and payoff.

Example: $600K sale

• Commission: $33,000
• Transfer tax: $2,340
• Escrow/Title/Recording: $4,500
• Repair credits/inspections: $5,000
• Total: $44,840 (7.5% of sale price)

Q: Can the buyer pay my closing costs?

A: Sometimes, if you negotiate it. Buyer might agree to cover your closing costs if you accept a lower sales price. Net result for you is usually similar.

Not all buyers will do this; it depends on their loan program and whether they have cash flexibility.

Timeline & Inspection Questions

Q: What happens if buyer's inspection finds major issues?

A: Buyer requests repair credits or completion. You decide: (1) Make repairs, (2) Give credit (typically 10–20% of repair cost), or (3) Refuse and let buyer walk.

Negotiation is normal. Don't panic. Get contractor quotes, respond within 48 hours, negotiate in good faith.

Red flag: If you skipped pre-listing inspection, buyer's demands will be aggressive ($20K+). Pre-listing inspection prevents this.

Q: What if appraisal is lower than sale price?

A: Appraisal comes in low, buyer's lender won't fund full amount. You have options:

(1) Lower sale price to match appraisal

(2) Buyer covers gap with cash

(3) Walk (if you can)

Often: Renegotiate to split the difference. Buyer drops price $5K; appraisal gap closes.

Q: How long is the typical closing timeline?

A: 30–45 days from offer acceptance to closing. Inspection takes 5–10 days. Appraisal takes 3–7 days. Title work takes 3–5 days. Loan approval can take 10–15 days.

Keep pushing timelines forward. Delays cost money and create anxiety.

Market & Relocation Questions

Q: I'm selling in California and buying in Reno. What's the strategy?

A: Two options: (1) Bridge loan (buy Reno home now, pay off with California proceeds later), or (2) Contingent offer (make Reno offer contingent on California sale).

Bridge loans are more competitive (non-contingent offer); contingent offers are safer (no dual ownership risk). Bridge costs $6K–$10K; contingent may cost you a lower price.

Coordinate both timelines carefully. Get pre-approval for bridge (if going that route) before making Reno offers.

Q: What's the capital gains tax situation if I'm relocating from California?

A: California has state income tax on capital gains (up to 13.3%). Nevada has no state income tax.

If your California home sale gains $200K, you pay federal (15–20%) + California state (13.3%) = ~33% total tax = ~$66K tax.

Same $200K gain in Nevada: Federal only = 15–20% = ~$30K–$40K tax.

That's a $25K–$36K tax savings by moving to Nevada. (Talk to a CPA for specifics.)

Q: How do I know what Reno neighborhood is right for me?

A: Visit neighborhoods multiple times: rush hour traffic, weekdays, weekends, different times of day.

Tour homes in target neighborhoods. Talk to current residents. Understand:

• School district quality
• HOA rules and fees
• Commute times
• Lifestyle amenities (trails, parks, shopping)
• Neighborhood trajectory (improving or declining?)

Common Reno luxury neighborhoods: ArrowCreek, Montrêux, Caughlin Ranch, Somersett, Incline Village. Each has different vibe and price point.

When to Contact Me

Have questions about selling, buying, relocating, bridge loans, or luxury market strategy? Let's talk.

Schedule Your Free Consultation

About Charlene Sandoval, REALTOR®

Reno & Tahoe Luxury Real Estate Specialist

Real estate agent with 25+ years in Reno luxury markets, a custom home building background, and deep expertise in California-to-Nevada relocations, bridge loan strategy, and luxury home selling.

Specialties: Expired/cancelled listings, 55+ active adult relocations, luxury property marketing, and transparent client communication.

License #S.0194494 | RE/MAX Professionals

📞 775-415-7181 | 📧 [email protected]

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