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.
An online estimate guesses from public records. It can't see your new roof, the finished basement, or the 20-year-old furnace. I start with the house.
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.
Starting too high has a cost. Redfin counted price drops on 40.1% of Rochester listings in August 2026. A new listing gets the most attention in its first weeks, and a price that's too high spends that attention.
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
If buyers will wonder about the kitchen or the deck, I can get an H&H estimate and put it in the listing packet. A buyer who sees the real cost doesn't have to guess high.
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.
“Homes priced correctly → SELLING. Homes with poor visibility → SITTING.”
“I take pride in making sure homes don’t just get listed… they get seen.”
Getting it seen.
I've watched listings sit with no real advertising and no media push behind them. I don't want that for your house.
Here's what goes into a listing with me:
- 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.
- An H&H estimate in the packet when an update is the first thing buyers will ask about.
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
A weekend for cleaning and paint. Longer if there are repairs. Contractors book out: H&H decks were 60 to 90 days out in April 2026, so call early if you need one.
- On the market
Depends on price and condition. Rochester's median was 20 days on market in August 2026, per Redfin.
- 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.
- 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$359,662Redfin, 3 months ending Aug 2026
Seller questions.
What will my Rochester home sell for?
An online estimate can't see your new roof or your 20-year-old furnace. 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?
Sometimes a small fix helps. Sometimes you're better off putting that money into price and photos. If an update would help, I can put a real construction estimate from H&H in your listing packet so buyers see the cost too.
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, per Redfin. 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.
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.
Read more in Morning Thoughts.
Selling · Sell first, then buy? How Rochester sellers time both movesThe hard part of selling and buying in the same season is the gap between keys. Here's how to plan it.ReadSelling · Listing through a Rochester winter without looking like you're stuckPrice, photos, and a clear path to the front door. What to do if you list before the thaw.ReadBuying · What buyers miss on the first Rochester showingPaint and cabinets get the attention. The furnace, the grading, and the real cost of a fix matter more.Read