Fix what scares buyers
Roof leaks, soft deck boards, loose railings, electrical problems, water in the basement. Inspectors write these up, and buyers ask for money or walk.
How I price it.
Your roof, basement, furnace, and recent updates all go into the price.
I walk through it, then pull recent sales near you that match on size, age, and condition, plus what's active and pending right now. You get a price range and the sales behind it. If I think a number is too high, I'll tell you before we list, not three weeks in.
40.1% of Rochester listings had a price drop in August 2026.1
What to fix, what to skip.
Skip the big remodel
A new kitchen right before you sell often doesn't pay back what it costs. Paint, light fixtures, and a deep clean usually do more for less.
Put a real number in the packet
A written estimate for the kitchen or deck can go in the listing packet so buyers can budget for the work.
Gather your paperwork
Utility costs, recent repairs and receipts, appliance ages, any radon test, and a survey if you have one. Buyers ask for these, and having them ready helps.
Getting it seen.
- Photos planned around the time of day the house looks best.
- A complete MLS listing, so your house reaches other agents' searches and the big home search sites.
- A push on my social media, and a Morning Thoughts post when the house has a story worth telling.
- Showings set up so buyers can actually get in, with feedback passed back to you.
- Written estimates for updates buyers are likely to ask about.
Already moved away?
I offer home watch for clients who have moved out of the area. I keep an eye on your house while it’s listed, until it sells.
Before you leave
Let me know when you’re moving so we can agree on access and what to check while the house is on the market.
More about home watch →How long it takes.
- Price talk and walk-through
Usually one visit. You leave with a range and a list of anything worth fixing.
- Prep
Allow time for cleaning, paint, and repairs. Confirm contractor availability before setting a listing date.
- On the market
Depends on price and condition. Rochester's median was 20 days on market in August 2026.
- Offer to closing
Set by the purchase agreement. Financed buyers need time for the appraisal and loan approval, so plan on several weeks.
- Moving out
The possession date is part of the purchase agreement, so we negotiate it with the price.
Selling and buying at the same time.
Sell first
You know your number, and your next offer is cleaner. The catch is you may need a short-term rental, a later possession date, or a stay with family.
Buy first
One move and no gap. You'll need cash or bridge financing for the down payment, and you may carry two payments for a while. Talk to your lender before you shop.
Buy with a sale contingency
Your offer depends on your house selling. Some sellers accept that, especially if your house is already listed or under contract. On a popular house, it can lose to a cleaner offer.
Costs and paperwork.
Costs to plan for
- Commission. It's negotiable and written into the listing agreement.
- Title and closing fees.
- Minnesota state deed tax, which sellers usually pay.15
- Your mortgage payoff and prorated property taxes.
- Any repairs or credits you agree to after the inspection.
The home worth page has a quick net calculator. When we talk, I'll run real numbers for your house.
Free price check
What would your house sell for?
Send me your address. I'll pull recent sales near you and text you the price range I'd actually list it at.
It's free, and you don't have to list with me.
Rochester median sale price$359,6623 months ending Aug 2026
Seller questions.
What will my Rochester home sell for?
Send me your address. I'll pull recent sales near you and text the price range I'd actually list it at. It's free, and you don't have to list with me.
Should I update anything before listing?
It depends on the cost and condition. We’ll compare doing the work with adjusting the price or sharing an estimate with buyers.
Do homes sell in winter here?
Yes, when they're priced right and easy to show. The driveway, the light, and the photos matter more when days are short. If waiting for spring is smarter for your house, I'll tell you.
How long will it take to sell?
It depends on price and condition. Rochester's median was 20 days on market in August 2026. After an accepted offer, the purchase agreement sets the closing date.
What do I have to disclose?
Minnesota sellers disclose material facts they know about the house, plus radon information, and well and septic details if those apply. I'll walk you through the forms.9
Is your commission negotiable?
Yes. Commission is negotiable and goes in writing in the listing agreement before anything goes live.
Can I sell and buy at the same time?
Yes. You can sell first, buy first, or buy with a sale contingency. Each has tradeoffs, and the right one depends on your equity and your timing.
Related reading.
Selling · October 7, 2026Sell first, then buy? How Rochester sellers time both movesSelling your Rochester home and buying the next one? How to time both moves: sell first, buy first, or a sale contingency, plus the cash gap in between.Read →Selling · October 4, 2026Preparing a Rochester home for a winter listingListing through a Rochester winter? Price it right, clear the path, light the photos, and know when waiting for spring is the smarter call. From Luke Miller.Read →