Thinking about listing your home with an agent? Great—but run the numbers first. A traditional sale can deliver strong exposure and price, yet it also comes with out-of-pocket costs, time, and risk that many sellers underestimate. Below is a clear, Georgia-savvy breakdown of what you’re likely to spend before, during, and after you hit the market—so you can compare that path with a direct, as-is cash sale and pick the option that nets you more.
The Real Cost Buckets of a Traditional Listing
1) Deep Cleaning & Ongoing “Show-Ready” Upkeep
- Initial whole-home deep clean (windows in/out, baseboards, grout, vents, fans).
- Touch-up cleans before open houses and after heavy showing days.
- Typical ranges: Initial $150–$450; follow-ups $100–$250 per visit (size/condition dependent).
Time cost: Daily tidying, pet logistics, last-minute departures for showings.
2) Curb Appeal & Landscaping (first impressions = leverage)
- Edge/mulch beds, prune shrubs, mow weekly.
- Soft/pressure-wash drive, walkways, porch; front-door/trim touch-ups.
- Simple outdoor staging: two planters, clean doormat, café lights out back.
Typical ranges: $100–$600 upfront + weekly maintenance (DIY lowers cash, raises effort).
3) Repairs & Mini-Updates (often unavoidable)
- Small fixes: leaky faucets, cracked plates, squeaks, caulk/paint touch-ups.
- High-ROI swaps: brighter bulbs, modern cabinet pulls, a couple of updated fixtures.
Typical ranges: $200–$2,500+ depending on scope.
Expect a post-inspection credit or repair request. Build a contingency.
4) Staging, Photography & Marketing
- Light staging (pillows, throws, greenery) or partial furniture rental.
- Pro photography (consider a twilight set) + a floor plan for online clarity.
- Marketing collateral (feature sheet, sign, lockbox; optional paid boosts).
Typical ranges: Photos/floor plan $200–$500; light staging $0–$1,500+.
5) Inspections & Appraisals (who pays can be negotiated)
- Buyer’s inspection is standard; sellers sometimes pay for a pre-list inspection to avoid surprises.
- Appraisal is required for most financed buyers (ordered by the lender).
Typical ranges: Inspections $350–$700; Appraisal $500–$800.
Low appraisals can trigger price cuts or cash “gap” asks.
6) Holding Costs While You’re on Market
- Mortgage interest, property taxes, insurance, utilities, lawn/pool, HOA—plus storage or overlap rent if you move first.
Typical ranges: Hundreds to thousands per month until closing.
7) Buyer Concessions (today’s leverage points)
- Credits for repairs, closing costs, or rate buydowns may win the best offer, but they reduce your net.
Typical ranges: Commonly $1,000–$10,000+ depending on price point and findings.
8) Closing Costs, Professional Fees & Commissions
- Georgia is an attorney-closing state. You’ll see attorney/title/recording/transfer-related fees; HOA estoppel/transfer if applicable; courier, and other admin.
- Commissions are negotiable. The amount you agree to pay—and whether you offer buyer-agent compensation—varies by agreement and current practice. Get it in writing and compare nets, not headlines.
Your Net—The Only Number That Matters
Your Net = Sale Price
– (Prep/Repairs/Staging/Marketing)
– (Holding Costs while on market)
– (Buyer Concessions/Credits)
– (Commissions you agree to pay)
– (Closing/Attorney/Title/HOA/Recording)
= Cash to you (before mortgage payoff)
Illustrative Net Sheet (Example, not a quote)
Traditional MLS Path
- Contract price: $325,000
- Prep/staging/photos/yard: $3,200
- Holding costs (2 months @ $1,900): $3,800
- Buyer credits/repairs after inspection: $4,500
- Commissions you agreed to (example 5% total): $16,250
- Closing/attorney/title/HOA/recording: $1,600
Estimated total costs: $29,350
Estimated net (before mortgage payoff): $295,650
Direct As-Is Cash Path
- Offer price: $300,000
- Prep: $250 (quick clean; no staging)
- Holding costs (2 weeks ≈ $950): $950
- Repairs: $0 (as-is)
- Commissions: $0 (selling direct)
- Closing costs: Often covered by buyer—confirm in writing.
Estimated total costs: $1,200
Estimated net (before mortgage payoff): $298,800
Takeaway: In this scenario, the direct sale nets ~$3,150 more and closes faster with less hassle. Change any variable (extra month on market, bigger repair ask, different commission) and your net shifts—run your own numbers.
Quick “Costs to List” Checklist (Copy/Paste)
- □ Deep clean + window wash (then light refresh before showings)
- □ Yard edge/mulch, prune, pressure-wash; front-door refresh
- □ Mini-updates (paint/caulk/lighting/hardware)
- □ Pro photos + floor plan; simple staging accents
- □ Monthly holding budget for X months
- □ Inspection/repair credit contingency
- □ Plan for appraisal (and potential gap discussion)
- □ Attorney/title/HOA/recording estimates (Georgia)
- □ Commission/comp terms in writing (negotiable)
- □ Storage/movers/overlap rent figured into net sheet
Prefer to Skip the Costs, Showings & Uncertainty?
Sell as-is to Middle Georgia Cash Homes LLC in Georgia. No repairs, no showings, no commissions, and you pick the date. We close with a Georgia real estate attorney and put everything in writing so you can compare our offer to your MLS net sheet—apples to apples.