Selling a house is rarely easy — but it helps if you’re physically nearby to coordinate repairs, approve paint colors, or pop by during your lunch break to check on things. People selling a home from out of state don’t have that luxury. However, they can get the job done in one of two ways.
A skilled real estate agent can guide you through how to sell a house from out of state, providing an elevated level of service. The reasons are varied, but there are some common threads.
Work relocation
A lot of home owners relocated for work or because of a job transfer.
For those employees who still need to be tied to one location, your employer may ask you to relocate, often without much notice. That’s especially common among members of the military.
Foreclosure
Sometimes these are classified as REOs, or real estate-owned properties, because they’re now owned by a bank, government agency, or other lender.
Probate
Sometimes a property has to go through probate to be sold. The term probate refers to the legal process through which the loved one’s will is reviewed, and a representative or executor is appointed to administer the will and distribute any assets — or, in some instances, to make arrangements and disbursements and distributions from the estate in the absence of a will.
Probate recognizes whether a will is valid and appoints an executor or personal representative to administer the estate and distribute assets, including any real estate assets. You don’t have to live near the deceased to be named an executor or estate representative.
Investment property
An investor may want to divest their property completely or roll the profit into another investment. In this case, an owner may never have been to the home, or it’s been a while since they’ve seen it.
What real estate agents do when a seller is out of state
Maybe you’re hesitant to accept a cash offer or are still on the fence. Perhaps your top priority is to maximize the value of the offer.
Let’s review another approach you could take when selling a house from out of state: hiring a top-rated real estate agent in Maryland to coordinate the transaction and lighten your load.
If you have a real estate agent who knows how to sell a house with an out-of-state owner, you won’t need to worry about whether you should visit the property every step of the way.
A trusted local real estate agent can field these responsibilities:
1. Secure the property
The agent can hire a locksmith to rekey the property to ensure no one else has access.
The agent can also install two lockboxes, one for showings to track who enters and leaves and a coded one for contractors (or the homeowner, should they want to visit and not ask the agent for access).
2. Document the property’s condition
Even if the home isn’t ready to list yet, your agent can capture a detailed set of photos showing the home’s condition: street scenes, shots of the roof and landscaping, photos of major appliances such as the air conditioner, and multiple views of each room.
This way, you’ll know about anything that impacts the value or needs to be repaired immediately. If your home sale relates to a probate situation, the photos are also essential for a probate attorney’s report for the court.
3. Assist with hiring contractors
An agent has the local knowledge to take care of simple tasks such as turning on utilities in a vacant home and knowing professionals who can perform repairs and keep it in show-ready shape, such as a cleaning service and a pool cleaner.
You can defer to the agent’s advice when hiring someone or ask the agent to provide bids from multiple vendors so you can choose the one with whom you’re most comfortable.
4. Keep tabs on the property
A local agent can keep an eye on the home, providing peace of mind.
5. Price the property, respecting your budget and time frame
The agent can give out-of-state owners two different valuation ranges, one for an as-is sale and another with any renovations to make the home competitive with the local market. He’ll also offer an estimated cost of the upgrades.
6. Manage marketing
In addition to the MLS, your local agent will coordinate showings and marketing efforts. These might involve social media, online advertising, and open houses. If you’d like to be available to answer questions during an open house but cannot travel, your agent might arrange a “virtual open house,” or a live-streamed guided tour. These can be conducted on almost any social media platform like Facebook Live or Instagram and later posted on YouTube.
7. Set up a 3D or virtual tour
According to the National Association of Realtors®, 96% of buyers found their home online. And to make your home stick out today you need more than just a good listing and great photos. Your agent should be able to set up a 3D or virtual tour that opens up your property to a larger market.
It may also help your property sell faster, especially if a buyer can’t attend an in-person showing. According to the NAR, 9 out of 10 buyers believe photos are useful. After all, just like you’re selling from out of state, some buyers may be buying from out of state.
9. Apprise you of property taxes
Real estate property taxes vary from state to state, amount, and when you pay them. If the taxes where you live are $3,000, you might be shocked to learn the taxes on the house you’ve sold out of state are, say, $12,000, with payment due at the closing table. Your agent can break down in advance what the sales taxes will be and when you’ll have to pay them. (It’s also wise to consult with an accountant.)
9. Keep your timeline intact
In any real estate sale, several issues could derail or delay your timeline. Your agent can be your best advocate, ensuring that whatever repairs you get done don’t fall behind and that your sale progresses on time. Being so far away from your property likely means you’ll have less flexibility than being there in person. Your agent can make up for that.
10. Close the deal
Depending on your preference and where you live, your agent can coordinate with you on how best to sign the closing documents. Some title companies can act as a notary and email documents for you to sign. You can have them notarized at your end and returned to them electronically or via overnight delivery. Companies such as Notarize can provide notarization online, working with a notary via webcam.
Your agent can also coordinate a remote closing. All signatures can be completed electronically, through DocuSign or a web portal, and you can attend the closing via phone or webcam if needed.
How to find a real estate agent who can help
When selling a house from out of state, it’s vital to work with a real estate agent in Maryland who’s suitable for the job.
When selling out of state, you might inquire:
- Have you ever worked with out-of-state sellers?
- What’s your experience with selling REO property? Probate property? Investment property?
- What value or services can you bring to help me stay abreast of what’s happening at the property from afar?
- What tools do you use to communicate with out-of-town sellers?
- What steps do you take to attract an offer as quickly as possible?
Although selling a house long-distance might be unusual for you, a seasoned real estate agent likely has done this before and can be a valuable resource.
If you need help with selling your house in Maryland or Pennsylvania while you are out of state reach out to Jedd Cheshier with We Sell Harford Homes at 443-616-5486 a local experienced realtor and see how he can help!