For Sellers

Know what you actually walk away with

Sale price is not what you keep. Commissions, title and escrow, transfer fees, prorated taxes, concessions and your loan payoff all come out first. Here is the process I run, and a net sheet that itemizes every line before you list.

How selling works with me

1Establish the real numberWe start with what you net, not what you list at. That number drives every other decision, including whether selling right now even makes sense for you.
2Prepare where it paysNot every repair returns its cost. I tell you which items actually move buyer behavior in your price band, and which are money you will not get back.
3Price to create competitionOverpricing loses you the first two weeks, which are the weeks that matter most. We price against real comparable sales and current buyer conditions, then negotiate on terms as well as price.

Estimate your proceeds now

Itemize every cost between your contract price and the check you receive. Adjust any line to match your situation.

Your Numbers

Where the money actually goes

On a typical Colorado sale the largest line is real estate commission, followed by title and escrow fees, transfer and recording fees, and prorated property taxes covering your period of ownership. Then come anything you agreed to in negotiation: buyer concessions, repair credits, a home warranty. Your mortgage payoff comes off last, and it is usually higher than your latest statement balance because of interest accrued through closing.

Concessions are a price cut with better optics

When a buyer asks for three thousand dollars toward closing costs, that money leaves your proceeds exactly like a price reduction would. The difference is that a concession can be worth substantially more to the buyer than the same amount off the price, because it can be applied to a rate buydown. That asymmetry is negotiating room, and it is worth understanding before you counter.

Selling is not always the right move

If you are considering selling mainly to change your payment, run the refinance numbers first. Sometimes a refinance gets you most of the benefit without the transaction costs of selling and buying again. I would rather tell you that than take a listing that does not serve you.

Common questions

What does it cost to sell a house in Colorado?

Total selling costs commonly land somewhere in the range of six to nine percent of the sale price once commission, title and escrow, transfer fees, prorated taxes and typical concessions are included. Your actual number depends on what you negotiate. The net sheet lets you adjust every line.

Is my mortgage payoff the same as my balance?

Usually not. The payoff includes interest accrued through the closing date and can include an escrow adjustment, so it is typically somewhat higher than the balance shown on your most recent statement. Request an official payoff quote from your servicer for an exact figure.

Should I make repairs before listing?

Some, not all. Cosmetic items that affect first impressions, and anything likely to appear on an inspection report, generally earn their cost back. Large discretionary projects frequently do not. I will walk your home and tell you specifically which is which.

How long does it take to sell?

It depends on price band, location and condition, and it changes with market conditions. Rather than quote you an average, I will show you actual days on market for comparable homes near you and what those sellers netted.

Run the full numbers

Get a real net sheet for your address →

Educational estimates only — not a loan approval, appraisal, or tax advice. Michael Rush is a licensed REALTOR® with Keller Williams Realty DTC, not a lender, CPA, or attorney. Equal Housing Opportunity.