Arizona Real Estate Learning Center.

Does the name of the real estate brokerage really matter when selling your home? It's a fair question. Some real estate companies spend millions of dollars each year on billboards, television commercials, online advertising, and making sure their name is familiar to homeowners. But does that name recognition mean your home will sell faster or for more money? Not necessarily. After selling hundreds of homes across Mesa, Gilbert, Chandler, Queen Creek, Apache Junction, and the greater Phoenix area, I've seen excellent marketing from agents at large national brokerages and small independent companies. I've also seen some very poor marketing from both. The biggest difference is often not the company an agent works for. It's what that individual agent actually does to get your home sold. A Real Example From Three Listing Interviews Recently, we met with homeowners who were interviewing three different real estate agents to sell their property. Each agent had a very different plan. The first agent recommended painting the entire interior, moving all their belongings into storage, and paying thousands of dollars each month for professional staging. The sellers would also need to find temporary housing until their home sold. That's a lot of money to spend before even knowing how long the property might be on the market. Now, there are certainly homes where painting, professional staging, or even moving out makes sense. But those recommendations should be based on the home's condition, the competition, and the potential return on that investment. I later reviewed that agent's marketing and found that the listings I could see used photography without the additional marketing tools we typically provide. The second agent represented a very well-known brokerage with extensive television and billboard advertising. He explained that his company had a multimillion-dollar marketing budget that would help get their home sold. The homeowners asked a very good question: "How much of that marketing budget is actually spent marketing our home, rather than advertising your company to attract more sellers?" According to the homeowners, they didn't receive a clear answer. And that is an important distinction. A company can spend millions promoting its brand, but that doesn't necessarily mean it's spending that money to advertise your specific property to buyers. What We Did Differently When we arrived, we didn't start by telling the homeowners what their house was worth. Instead, we walked through the property, looked at its features and condition, discussed their plans, and answered their questions. We also shared examples of how Rover Realty markets homes, including: Professional photography and video tours Floor plans to help buyers understand the layout Custom yard signs featuring property photos YouTube videos and online marketing Professionally designed property brochures Complimentary light staging to help the home show its best We left them with our professionally bound seller's book, which explains our marketing process, introduces our team, and includes samples of the Arizona real estate contracts they could expect to see during the transaction. But there was one thing we didn't give them that day. A listing price. Why We Didn't Give Them a Price on the Spot The homeowners initially weren't thrilled that we wouldn't give them an immediate opinion of value. And I understand that. When you're interviewing agents, one of the biggest questions you have is, "What's my home worth?" You might also be wondering why we hadn't already researched the home and arrived with a price in mind. In this case, the sellers were the original owners. There were no prior listing photos for us to review, so much of what we knew before the appointment came from basic public records, such as the year the home was built and its square footage. But even if we had previous listing photos, our process wouldn't have changed. Photos don't tell the whole story. A home might look beautiful in pictures but have years of wear that isn't easy to see. There could be an unpleasant smell, an unusual floor plan, or something nearby that affects how buyers will feel about the property. On the other hand, the owners may have made beautiful upgrades that weren't reflected in older photos or public records. And sometimes it's simply the overall feeling you get when walking through a home. How the rooms connect, how much natural light comes in, and how the property compares to others you've seen. Those are things I want to experience in person before recommending a listing price. Once we've toured the property, we go back and study the market with a much better understanding of what we're comparing. We look at homes that have already sold to see what buyers have been willing to pay. But just as importantly, we look at the homes currently for sale because those are the properties we'll be competing against for the same buyers. A home doesn't sell in a vacuum. Buyers compare their options, and we need to understand how our listing will stand up against those choices. Only after putting all those pieces together do I feel comfortable recommending a price and a strategy to get the home sold. The next morning, we delivered a detailed digital report with comparable properties, our recommended pricing strategy, estimated selling costs, a net sheet, and a marketing plan specific to their home. We also included two simple sections: Our Homework and Your Homework. Their homework? Declutter some personal items and begin removing a few larger pieces of furniture they weren't planning to keep when they moved. That's it. No moving into temporary housing. No thousands of dollars in monthly staging fees. No recommendation to paint the entire interior. We would handle the light staging as part of our service. The husband called me the following morning and told me they were blown away by the time, research, and detail that went into our presentation. They chose Rover Realty to list their home. And while we're certainly happy to have earned their business, I think the bigger lesson is what happened during those three interviews. The homeowners weren't just choosing between three real estate agents. They were choosing three very different approaches to selling the same home. Does a Big Brokerage Have an Advantage? Sometimes, yes. Large brokerages may offer national referral networks, relocation connections, technology, and marketing resources that can benefit their agents and clients. But those resources are only valuable to a seller if the agent knows how to use them and actually puts them to work. It's also important to understand that agents within the same brokerage can operate very differently. One agent might invest heavily in professional photography, video, staging, and advertising. Another agent working under the exact same company name might provide only basic photos and an MLS listing. That's why I encourage sellers to interview the agent, not the logo. Don't Most Homes Go on the Same MLS Anyway? In the Phoenix area, most traditionally marketed residential listings are entered into the Arizona Regional Multiple Listing Service, better known as ARMLS. That means a properly listed home can be available to the real estate agents searching that system, whether the listing brokerage is a national franchise or a locally owned company. Many listings are also distributed to major home search websites. The brokerage name alone doesn't determine whether buyers can find your home. But what those buyers see when they find it can make a huge difference. Consider two similar homes listed at the same price. One has basic photos and a short description. The other has beautiful professional photography, a video tour, a floor plan, detailed property information, and marketing that highlights what makes the home special. Which one do you think is more likely to catch a buyer's attention? That's where an individual agent's marketing plan becomes important. Five Questions to Ask Before Hiring Any Real Estate Agent Whether you're interviewing an agent from a national company or a local independent brokerage, here are five questions worth asking. 1. Can you show me examples of homes you've recently marketed? Don't just look at the sold prices. Look at the photography, videos, property descriptions, and other materials used to attract buyers. 2. What marketing will you do specifically for my home? Ask what is included, what costs extra, and how the agent plans to reach buyers who might be interested in your property. 3. How much will I need to spend before listing? Some homes benefit from repairs or improvements, but every recommendation should have a clear purpose. Ask why the work is needed and whether the likely benefit justifies the cost. 4. How did you determine the recommended listing price? A good pricing recommendation should be supported by current market data, competing listings, and an understanding of your home's condition and features. 5. Who will actually be handling the sale of my home? Ask who will communicate with you, coordinate marketing, review offers, negotiate repairs, and help manage the transaction through closing. The Best Brokerage Is the One With the Right Agent and Plan There are excellent real estate professionals working for national brands, regional companies, and independent brokerages throughout Arizona. A recognizable name may give you confidence, but it shouldn't replace asking questions and reviewing the actual work. At Rover Realty, we are a locally owned brokerage, and we take pride in providing professional marketing, hands-on service, and a detailed plan for every home we represent. We don't expect sellers to hire us simply because we tell them we're good at what we do. We want them to see our work, understand our recommendations, and know exactly what we're going to do to help sell their home. Because when it comes to selling your home, the most important name isn't the one on the brokerage sign. It's the person responsible for getting the job done. Frequently Asked Questions Do large real estate brokerages sell homes faster than small brokerages? Not automatically. The home's price, condition, location, market competition, and individual agent's marketing strategy are generally more useful factors to evaluate than brokerage size alone. Will my home get less exposure if I list with a small real estate company? Not simply because the brokerage is smaller. Homes listed through ARMLS can receive broad exposure to participating real estate professionals and, when applicable, consumer home search websites. Additional marketing varies by agent. Do big real estate companies spend more money advertising my home? Some do, but a company's overall advertising budget may include promoting the brokerage itself, recruiting agents, and attracting future clients. Ask what advertising is specifically included for your property. Should I hire the agent who suggests the highest listing price? Not without reviewing the data. A higher suggested price doesn't mean a higher final sale price. Ask each agent to explain the comparable sales and market conditions supporting their recommendation. What should I look for when comparing real estate agents? Look at examples of their actual listings, the services they provide, their experience, communication plan, pricing strategy, and how they intend to market your specific home. Is an independent real estate brokerage a good choice for selling a home in Arizona? Absolutely, provided the agent has the experience, resources, and marketing plan to serve your needs. The quality of the individual agent and the services offered matters far more than whether the brokerage is independently owned or part of a national franchise. Thinking About Selling Your Home in Mesa or the East Valley? At Rover Realty, we're happy to show you exactly how we market homes and what we'd recommend for your property. Contact us to schedule a seller consultation and learn what goes into our personalized marketing plans.  Rover Realty | Real Agents Helping Real People

Thinking about selling your Arizona home for cash? Before you accept an offer, there's something you should know: Not all cash buyers are the same, and not all cash offers are created equal. We hear from homeowners all the time who want to sell their homes for cash. Some need to move quickly. Others have homes that need major repairs, inherited properties they don't want to fix up, or financial problems that make a traditional home sale feel overwhelming. And sometimes, sellers simply don't want the hassle of cleaning, making repairs, and having strangers walk through their homes. The good news? Selling your home for cash can be a great option. But here's what many homeowners don't realize. There are different types of cash buyers, and understanding who you're working with could make a big difference in how much money you walk away with. What Is the Difference Between a Cash Investor and a Wholesaler? You may have received postcards, text messages, or phone calls from companies offering to buy your house for cash. But who is actually making that offer? What Is a Real Estate Investor? A real estate investor is someone who buys property with the goal of making money from it. They might fix up the home and sell it, keep it as a rental, or make improvements before putting it back on the market. A direct investor typically plans to purchase the property themselves. Many investors can offer benefits such as: Buying the home in its current condition Closing quickly, sometimes in just a couple of weeks Allowing sellers to leave unwanted belongings behind Avoiding the need for repairs or updates Offering flexible moving arrangements Of course, investors need to make a profit. That means their offers are often below what a home might sell for on the open market. But that doesn't automatically make an investor offer a bad deal. Sometimes the speed, convenience, and money saved on repairs make it the right choice. What Is a Real Estate Wholesaler? A wholesaler works a little differently. Instead of buying the home themselves, a wholesaler often puts the property under contract and then looks for another buyer willing to pay more for the opportunity to purchase it. Here's a simple example. A wholesaler offers you $300,000 for your home. You agree and sign a contract. The wholesaler then finds an investor willing to pay $320,000 to take over that contract. If the contract allows the assignment and the transaction closes as planned, the wholesaler could collect the $20,000 difference as an assignment fee. The wholesaler may never actually own your home. Now, wholesaling isn't automatically bad. There are legitimate wholesalers who help connect sellers with investors. But sellers need to understand something important. The person offering to buy your house may not actually have the money or intention to purchase it themselves. And if they cannot find another buyer, your transaction could fall apart. That's a big deal if you're counting on that money or need to close before a certain deadline. How Do I Know If a Cash Buyer Is Legitimate? Before accepting any cash offer, there are several things worth checking. Does the buyer have proof of funds? A buyer offering cash should be able to show that they have access to the money needed to complete the purchase. We also want to understand whether those funds are their own or coming from another source. Can the buyer assign the contract to someone else? Some purchase contracts allow the buyer to transfer their rights to another party. Sellers should understand what that means before signing. How much earnest money is the buyer putting down? A buyer offering $350,000 but putting down very little earnest money may present a different level of risk than someone making a serious deposit with clear contract terms. How long is the inspection period? Even cash buyers may have the right to inspect the home and cancel under certain conditions. A long inspection period can give a buyer time to shop the property or reconsider the purchase. What happens if the buyer doesn't close? This is especially important for sellers facing foreclosure, moving deadlines, or other financial pressure. The highest offer isn't always the best offer if the buyer cannot perform. Can a Realtor Help Me Get a Better Cash Offer? Absolutely. And this is something we do regularly at Rover Realty. Many homeowners assume that if they want a cash offer, they need to contact one of the companies advertising on television or sending postcards. But those companies aren't your only option. We work with investors and other cash-buying resources to help homeowners compare offers, terms, and closing timelines. And sometimes, shopping those offers makes an enormous difference. A Real Arizona Family We Helped Avoid Foreclosure Recently we closed on a home for a family facing a very difficult situation. Their home needed significant work, they were already in preforeclosure, and time was running out. They had done what many homeowners do. They reached out to cash buyers on their own and received several offers ranging from $300,000 to $305,000. They knew they needed to sell quickly, and those offers seemed like their available options. But we believed we could do better. Instead of accepting one of those offers, we shopped the property to investors and found a buyer willing to pay $355,000 cash . That's $50,000 more than their highest previous offer. And the purchase price wasn't the only improvement. We also negotiated post-closing possession, giving the family additional time to move after the sale, along with a moving pod to help with the transition. But here's where the story becomes even more important. Once we got into the transaction, additional liens were discovered against the property. Suddenly, that extra $50,000 wasn't simply a nice bonus. It was critical. Had the family accepted one of their original offers, they likely would not have had enough money to satisfy everything owed on the home. They could have lost the property to foreclosure. Instead, we were able to close the sale, pay off the outstanding obligations, and still leave the family with money to begin their next chapter. Same house. Same condition. Same urgent timeline. A very different outcome. That's why we encourage sellers to explore their options before signing a cash purchase contract. Do I Have to Fix Up My House to Sell It Traditionally? No. And this is another common misunderstanding. Many homeowners assume they have only two choices. Spend thousands of dollars fixing up the house, or sell it at a steep discount to a cash buyer. But there's often a third option. You may be able to list your home on the MLS in its current condition and attract buyers who are willing to take on the repairs. At Rover Realty, we've helped homeowners sell properties that needed roofs, air conditioning systems, flooring, paint, and other major improvements without requiring the sellers to pay for all those repairs upfront. Sometimes we can negotiate a credit to the buyer instead of making the repairs. In other situations, we can work with vendors who are willing to be paid from the proceeds at closing, with the seller's approval. Of course, not every home qualifies for traditional financing. Some properties are simply in too much distress. That's when comparing investor offers becomes even more important. Will I Make More Money Selling My Home for Cash or Listing It? That depends on the home, its condition, the local market, and how quickly you need to sell. Let's say you receive a $300,000 cash offer for a home that might sell for $340,000 through traditional marketing. At first glance, the $340,000 offer looks better. But we still need to consider the full picture. Would the home need repairs before a financed buyer could purchase it? How much would those repairs cost? What are the selling expenses? How long might the property sit on the market? And what would happen if the buyer's financing fell through? On the other hand, perhaps the home could sell for $340,000 without major repairs, and the seller has plenty of time. In that case, accepting $300,000 simply for the convenience of cash might mean leaving a substantial amount of money on the table. The number that matters most isn't just the offer price. It's how much money you'll actually walk away with, how long it will take, and how likely the sale is to close. That's why we look at estimated net proceeds and the risks involved, not just the price written on the contract. What If I'm Facing Foreclosure and Need to Sell My House Fast? If you've fallen behind on your mortgage payments and are facing foreclosure, time becomes one of the most important parts of the decision. But being in a hurry doesn't mean you should accept the first offer that comes along. In Arizona, the foreclosure process can move quickly once a trustee's sale has been scheduled. The earlier you explore your options, the more opportunities you may have to protect your equity. We've worked with homeowners facing very short deadlines, including out-of-state owners and families dealing with inherited properties. In these situations, we focus on finding a qualified buyer, understanding the amounts owed, working with the title company, and establishing a realistic closing timeline. And as our recent client's story shows, finding the right investor can make the difference between walking away with money and potentially losing the property. A sale is not guaranteed to stop a foreclosure. Any required payoff and closing must be completed in time, or the lender or trustee must agree to another arrangement. Can Rover Realty Help Me Shop Cash Offers Without Listing My House? Yes. You don't have to commit to putting your home on the MLS just to find out what cash buyers might be willing to pay. We can help you evaluate the condition of your home, explore potential investor interest, and compare offers to see what makes the most sense for your situation. And if traditional marketing appears likely to produce a better result, we'll explain why. Our goal isn't to push every seller toward the same solution. Some homes are best sold through the MLS. Others are better suited for a direct investor purchase. And sometimes a seller simply needs a fast, reliable closing with as few complications as possible. Whatever the situation, we want homeowners to understand their options before making a decision that could affect their financial future. Thinking About Selling Your Arizona Home for Cash? Before you sign a contract with a cash buyer, wholesaler, or investment company, have a conversation with Rover Realty. Whether your home is in excellent condition, needs major repairs, is part of an estate, or you're facing a tight financial deadline, we can help you understand what your home may be worth and explore different ways to sell it. You may be surprised by what a little competition between cash buyers can do. At Rover Realty, we believe sellers deserve to know their options, even when a traditional listing isn't the best one. Contact Rover Realty in Mesa, Arizona, to discuss your cash sale options. We help homeowners throughout Mesa, Gilbert, Chandler, Queen Creek, Apache Junction, San Tan Valley, and the surrounding East Valley. Real agents helping real people.

The short answer is yes. But selling a home with tenants can be more complicated than most homeowners realize. One of the questions I get from Arizona homeowners is whether they can sell their rental property while tenants are still living there. The answer is yes. You do not have to wait until the tenants move out to put your home on the market. But here's what many sellers don't know: Having tenants in the home can greatly reduce the number of buyers who can purchase it. And that can affect how much money you walk away with. Let's talk about why. First, When Does the Lease Expire? This is one of the first questions I ask when someone wants to sell a home with tenants. Why? Because in Arizona, selling a home does not automatically cancel an existing lease. If your tenants have six months left on their lease, the new owner generally must honor those six months. You cannot simply sell the property and expect the tenants to move out because someone else bought it. There are exceptions, such as when a tenant breaches the lease and the landlord has legal grounds to end it. But simply wanting to sell is not one of them. That brings us to something even more important. Your Tenants Could Be Keeping Buyers From Qualifying for Your Home This is the part that surprises many sellers. Most people shopping for a home are looking for somewhere they can actually live. And many buyers purchasing a primary residence use a mortgage that requires them to move into the property within a certain amount of time. For many owner-occupied mortgage programs, that means moving into the home within 60 days of closing. Now imagine your tenants have six months left on their lease and have no interest in leaving early. A buyer who plans to live in the home may not be able to meet the occupancy requirements of their mortgage. That means your home may no longer be an option for that buyer. Instead, your potential buyers may be limited to investors, certain second-home buyers, or cash buyers whose plans and financing allow them to honor the existing lease. And here's the problem. Fewer qualified buyers can mean fewer offers, more time on the market, and potentially a lower sales price. In a buyer's market, where sellers are already competing for attention, reducing your buyer pool can be an expensive mistake. What About Showings With Tenants Living in the Home? Even if the lease is ending soon, there are other challenges to consider. Think about what it's like to sell a home when you're living in it. You have to keep it clean, make arrangements for showings, and sometimes leave on short notice. Now imagine you're being asked to do all of that for a home you don't even own. Your tenants may work from home. They may have pets or young children. They may have schedules that make it difficult to leave for showings. And let's face it, they may not be thrilled about having to move. Even tenants who are cooperative may not keep the home in the condition we'd like for professional photos or buyer showings. That doesn't mean they're bad tenants. It simply means their priorities may be very different from yours. As a seller, you want the home to look its best and be available when buyers want to see it. Your tenants just want to live their lives. Those two goals don't always work well together. Arizona landlords must also follow the state's rules regarding notice and access to the property. A home being listed for sale does not remove the tenants' rights. Professional Photos Can Be Another Challenge Another issue sellers don't always consider is that we may not be able to use current interior photos to market the home. Many tenants are understandably uncomfortable having photos of their furniture, personal belongings, family pictures, and valuables displayed all over the internet. And even if a tenant agrees, photographing and publicly advertising their personal belongings can create privacy and potential liability concerns. That puts us in a difficult position because professional photography is one of the most important tools we use to attract buyers. In some cases, we may be able to use older photos of the home, provided they accurately represent its current condition and meet MLS rules. Otherwise, we may have to market the property with limited interior photography. And when buyers are scrolling through dozens of homes online, a listing without interior photos can easily get passed over. This is another reason selling a home with tenants can affect not only who can buy it, but how effectively we can market it. Can I Ask My Tenants to Move Out Early? Absolutely. You can ask. But if they have a valid lease and have not breached it, they generally do not have to agree. Sometimes sellers and tenants can work out an agreement that benefits everyone. For example, a seller might offer to help with moving expenses or provide a financial incentive in exchange for the tenants agreeing to end their lease early. This is sometimes call.

A personal representative recently called me with a great question: “Do I have to list the probate home through the traditional process?” My first answer was that the probate attorney should answer the legal part of that question. Every estate is different, and the personal representative's authority can depend on the probate, the will, court orders and other factors. But once we know what the estate is allowed to do, then we can talk about the real estate side. And this is where people are sometimes surprised. A Probate House Does Not Have to Be Perfect to Sell One of the biggest concerns I hear from families is that there simply isn't money available to fix the house. Maybe the roof needs work. The HVAC is old. There is deferred maintenance. The flooring needs to be replaced. The house needs paint, landscaping or a major cleanout. Sometimes there isn't an estate account full of cash available to take care of those things. And the family may not want — or be able — to personally pay thousands of dollars to prepare a property they don't own personally. That doesn't automatically mean we have to skip the traditional real estate market. In my experience, most probate homes can still be marketed to the broader buying public, even when they need work. Selling As-Is Doesn't Always Mean Selling to an Investor This is an important distinction. A home can be sold in its current condition without automatically going straight to an investor. Sometimes we price the home to account for its condition. Sometimes a buyer is willing to accept an issue because the price makes sense. Other times we may negotiate a credit toward something the buyer will need to address after closing. We've also worked with vendors who were willing to complete necessary work and wait to be paid from the closing proceeds. Whether that option makes sense depends on the estate, the property, the vendor and the expected sale proceeds. The goal isn't necessarily to make an older probate property look like a remodeled home. The goal is to determine what will give the estate the best path forward based on the condition of the property, available funds, timeline and likely buyers. When an Investor Sale May Make More Sense There are exceptions. I've walked into estate properties where the condition was so far removed from what we could reasonably market to a typical buyer that an investor-focused strategy made more sense. The property may not have been financeable. There may have been significant safety or condition issues. Sometimes access itself needs to be limited. In those situations, after the personal representative consulted with the attorney about what was permitted, we were able to market the property specifically toward investors and arrange limited showings. But in my experience, those properties have been the exception rather than the rule. Why Market Exposure Matters This is where I think personal representatives need to be careful. An investor may offer a quick sale and no repairs, and sometimes that is exactly what an estate needs. But convenience has a value. Before automatically choosing that route, I want to understand what the property might bring if we expose it to a larger pool of buyers. Could a conventional buyer purchase it? What about an FHA or VA buyer? Would financing work if one specific repair were completed? Could a buyer take on the needed improvements in exchange for the right price? Would completing a small amount of work before closing substantially increase the buyer pool? Those are real estate questions we can help answer. The legal questions stay with the attorney. Our Job Is to Give the Personal Representative Options When Jason and I walk an estate property, we're not walking in with a predetermined answer that the family needs to spend money fixing everything. Quite the opposite. We look at what we're dealing with. What needs immediate attention? What can be left alone? What could prevent financing? What might scare buyers but doesn't actually need to be repaired? Is there work that could potentially be completed without the family paying for it upfront? Then I look at the real estate side: likely value, buyer pool, comparable sales, expected days on market and how the property's condition affects our marketing and pricing strategy. From there, we can give the personal representative different paths to consider. The attorney can advise them on what they have the authority to do. We can explain what those different choices may look like in the real estate market. Don't Assume You Have to Spend Thousands Before Calling a Realtor This may be the biggest takeaway. Please don't start spending money simply because you think a probate house has to be “market ready” before you can sell it. Let us see it first. We've dealt with homes that needed almost nothing and homes that needed an enormous amount of work. We've worked with families who had funds available and estates where there was very little cash to work with. Those circumstances don't automatically determine whether the house can be sold. They help determine how we should sell it. And sometimes the smartest thing we can tell a family is, “Don't spend money on that.” Frequently Asked Questions Do I have to repair a probate house before selling it? Not necessarily. Many estate properties are sold in their current condition. We look at the home's condition, likely buyer pool and financing issues before recommending that the personal representative consider spending money on repairs. Can a probate home be sold as-is? Potentially, yes. “As-is” does not necessarily mean the property can't be marketed to regular homebuyers. The condition of the property and the type of financing a buyer plans to use can make a big difference. Do I have to sell a probate property to an investor if it needs work? No. Needing repairs does not automatically make a property investor-only. Some homes that need substantial updating can still attract buyers who plan to improve the property themselves. What if the estate doesn't have money for repairs? That is not unusual. Depending on the property and circumstances, there may be alternatives to paying for everything upfront. In some situations, we've worked with vendors willing to be paid from closing proceeds. In others, we've adjusted the pricing or negotiated with a buyer based on the home's current condition. When does selling directly to investors make sense? It may make sense when a property has severe condition or safety problems, can't reasonably qualify for common financing, requires restricted access, or when other circumstances make a traditional marketing strategy impractical. We evaluate those situations individually. Does a personal representative have the authority to sell the house? That is a question for the probate attorney. A personal representative's authority can depend on the estate, court orders, the will and how the probate is being administered. We handle the real estate strategy while the attorney provides the legal guidance. Should I call the probate attorney or Realtor first? Either is fine. If you call us first, we can look at the property and help identify the real estate questions that need to be answered. But when a question involves the personal representative's legal authority or probate requirements, we'll direct you back to the attorney for that answer. Need Help Figuring Out What to Do With an Arizona Probate Property? You don't have to clean everything out, make repairs or spend thousands of dollars before having us look at the house. Rover Realty works with personal representatives, trustees and families throughout Arizona who are trying to determine the best way to handle an inherited or estate property. We can walk the property, evaluate its condition and value, explain the likely buyer pool and give you practical options to discuss with your probate attorney before you decide how to move forward.

Yes, ChatGPT can help you research your home's value. But should you use ChatGPT to decide what price to put on your home? That's where I would be very careful. I use AI in my own business. I think it's a fantastic tool for helping organize information, research questions and work through large amounts of data. But there is one very important rule with AI: What you put into it can completely change what comes out. And when we're talking about the value of your home, the information that isn't entered can sometimes matter just as much as the information that is. I ran into a perfect example of this recently. The Seller Had Already Priced His Home With ChatGPT A seller called me who had unfortunately already listed his home with another agent. As we talked, he mentioned that he had used ChatGPT to help determine his listing price. His agent had agreed with the number. The home was listed at $925,000 . The seller was actually concerned that they might have priced it too low. There was just one problem. After nearly a month on the market, they hadn't had a single showing. That got my attention. So I pulled the comparable sales. The Same Floor Plan Sold From About $730,000 to $1.23 Million This wasn't a situation where I had to compare completely different homes. I found several sales with the same model or very similar homes. And the price range was enormous. One had been completely gutted and beautifully redesigned. It looked like professional design work had gone into nearly every part of the house. That home sold for approximately $1.23 million . Another had received quite a few updates, although it wasn't completely remodeled. That one sold around $900,000 . Another still had much of its original older style and finishes. It sold around $850,000 . And another had visible wear, few updates and needed work. That home sold for approximately $730,000 . Same basic house. Very different presentation. Very different condition. Very different sale prices. There was roughly a $500,000 spread between the lowest and highest sales. That's where simply finding a "model match" isn't enough. A Comparable Home Isn't Automatically an Equal Home This is where experience comes into the pricing process. The $1.23 million sale showed us what that model could potentially command when beautifully remodeled. It did not mean every home with that floor plan was suddenly worth $1.23 million. Likewise, the $730,000 sale didn't mean every home with that floor plan was worth $730,000. The real question was: Where did this particular house fit within that range? That's the part that requires interpretation. Buyers Don't Put a Dollar Value on Every Update The seller's home had some very nice features. It had beautiful travertine flooring. It backed to a wash, giving it one of the better lots. It also had owned solar. But the interior was extremely personalized. There were many different paint colors, sometimes multiple colors within the same room. The kitchen had several cabinet colors and finishes along with multiple competing tile designs. The primary bathroom also had several different tile selections. A seller may love those choices. Another buyer might, too. But when I'm pricing a home, my job isn't to determine whether I personally like someone's decorating style. My job is to consider how the largest pool of likely buyers may respond to it. Highly personalized finishes can reduce that pool. And that's something a computer can't fully understand simply by knowing the square footage, bedroom count, lot size and recent sales. Sometimes the Best Features Are Already There—We Just Can't See Them One of the things that immediately stood out to me was the travertine flooring. It was beautiful. But instead of being a focal point, it was getting lost among all the competing colors and finishes. I suggested that the seller consider painting the interior a soft neutral white. I also suggested bringing the upper kitchen cabinets back to the same brown tone as the lowers and removing the decorative tile above the cabinets. Those weren't suggestions designed to turn the home into the $1.23 million remodeled comp. They were designed to quiet everything else down so buyers could actually notice what the home already had going for it. There's a big difference. Price Isn't the Only Problem When a Home Doesn't Sell The home had another major advantage: the lot . It backed to a wash. Yet buyers scrolling through the listing wouldn't see the backyard until approximately photo #91 . Think about how people shop for homes online. How many buyers are going to look through 90 photos before deciding whether a house deserves a showing? One of the home's strongest features was essentially buried. The listing also wasn't highlighting the owned solar , another feature that could matter to buyers. So now we had several issues working together: The price didn't match the home's current condition. The interior presentation was likely limiting buyer appeal. One of the best features of the property was buried deep in the photos. And another important feature wasn't being properly marketed. That's why selling a house isn't simply about calculating a price per square foot and putting it into the MLS. What Would I Have Done Differently? After reviewing the home and the comparable sales, I told the seller something he probably wasn't expecting. I would not have agreed to list his home at $925,000. In my professional opinion, I didn't see the market supporting that number based on the home's current condition and the competing sales. Taking a listing at a price I don't believe has a realistic path to a sale doesn't help the seller. It also costs me marketing dollars and time without a likely positive outcome. Instead, I suggested making a few strategic changes. Neutralize the interior paint. Simplify the kitchen finishes. Let the travertine become an asset instead of competing with everything around it. Then completely rethink the marketing so the wash lot and owned solar were front and center. With those changes and the right marketing, I felt the home could potentially compete around the $800,000 range , based on the information I reviewed at that time. There would still be some challenges. The highly personalized tile selections in areas such as the primary bathroom weren't inexpensive things to change, so we would need to position the home knowing some buyers would factor those finishes into their offer. That's the kind of conversation I believe a seller deserves before putting a home on the market. So, Can AI Tell You What Your Home Is Worth? AI can be an incredibly useful tool. I use it myself. But I use it to help me organize and analyze information. I still interpret that information based on my experience selling homes and watching how buyers respond to them. And I know that the quality of an AI answer depends heavily on the information it receives. Did it know the $1.23 million comp had been completely redesigned? Did it know another model match had significant wear? Did it understand that your lot was superior? Did it know buyers would likely view some of your finishes as updates while viewing others as projects they would need to change? Did it know your owned solar wasn't even being marketed? That's where the human part still matters. There's another advantage an experienced real estate agent has that a homeowner—and AI—doesn't. I'm an unbiased third party. Sellers understandably have emotional attachments to their homes. They remember what they paid for an improvement. They remember choosing the tile, painting the cabinets or remodeling the bathroom. I don't have that attachment. I'm looking at the house through the eyes of the buyers we're going to ask to purchase it. And sometimes that means telling a seller something they don't particularly want to hear. I'd much rather have that difficult conversation before we list than spend a month wondering why nobody has walked through the door. Frequently Asked Questions Can I use ChatGPT to estimate my home's value? You can certainly use AI as a research tool. Just remember that an estimate is only as good as the information being analyzed. Condition, remodeling quality, lot location, buyer appeal and competing homes can all affect value. Why can't I just use a home that has the same floor plan as my comp? A model match can be an excellent comparable, but you still have to compare condition, upgrades, lot, location and presentation. In this example, similar homes had sold across roughly a $500,000 range. Do renovations always increase my home's value? Not dollar for dollar. Some improvements can increase value and buyer appeal, while highly personalized renovations may appeal to a smaller group of buyers. Does a premium lot increase home value? It can. Views, washes, privacy, lot size and location within a neighborhood can affect buyer demand. The amount depends on the specific property and current market. If my home isn't getting showings, does that mean it's overpriced? Not automatically, but a lack of showings is important market feedback. Price, photography, presentation, competition and marketing can all affect showing activity and should be reviewed together. Should I remodel my house before selling? Not necessarily. Sometimes a few strategic changes can have a much better return than a major remodel. I look at what buyers are purchasing in that specific market before recommending where a seller should—or shouldn't—spend money. Thinking About Selling? Before choosing a listing price from an online estimate or AI tool, let's look at what buyers are actually paying for homes like yours—and more importantly, why they're paying it. At Rover Realty, we don't just pull comparable sales. We look at where your home fits among those sales, what buyers are likely to see as an advantage or disadvantage, what may be worth changing before you list, and how we can market the features that make your property stand out. Because finding the comps is the easy part. Knowing what they mean is where experience matters.

Join Rover Realty and Attorney Kimberly Hansen on December 8th for a free estate planning conversation. At Rover Realty, we help people make some of life's biggest decisions. Buying a first home, selling a longtime family home, downsizing, or moving closer to loved ones are all major life changes. But here's something we don't always think about. When life changes, does our paperwork change with it? That's the idea behind our upcoming event, Life On Paper, with Attorney Kimberly Hansen on Tuesday, December 8th. And here's the best part. This event is completely free. We're not selling anything. We simply want to provide an opportunity for our clients and friends to get useful information and ask important questions. Life Changes. Your Paperwork Should Keep Up. Think about how much can change in just a few years. Maybe you've purchased a new home, gotten married, welcomed grandchildren, lost a loved one, or decided it's time to simplify your life. Even moving from one state to another can make a big difference. Arizona's laws may be different from those in the state where you originally created your will, trust, or other estate planning documents. That doesn't necessarily mean your existing documents are no longer valid, but it does mean having them reviewed by an Arizona attorney may be a smart move. And while most people know they should have an estate plan, it's easy to put it off. Even those who already have one may not realize their documents no longer reflect their current wishes. That's why we wanted to create an opportunity for our clients and friends to learn more. Your Home Is Often One of Your Biggest Assets As real estate professionals, we see firsthand how important it is to have your affairs in order. We regularly work with families selling homes held in trusts, handling inherited property, or working through probate after losing a loved one. Sometimes everything is well organized, and the process moves smoothly. Other times, families discover that important paperwork was never updated, property ownership isn't what they thought it was, or they aren't sure who has the legal authority to make decisions. Those situations can create stress, delays, and unexpected expenses during an already difficult time. We believe a little education today can help families ask better questions and prepare for tomorrow. What Is Life On Paper? Life On Paper is a free educational event where we'll be joined by estate planning attorney Kimberly Hansen to discuss the documents that help protect your wishes and guide your loved ones. Some of the questions we'll explore include: What's the difference between a will and a trust? When should you review or update your estate plan? What happens to your home when you pass away? Does moving to Arizona mean you should update your documents? Who can make decisions if you're unable to? How can you make things easier for your family? Whether you've already created an estate plan or haven't started, this is an opportunity to learn and ask questions. There is no cost to attend, no sales pitch, and no obligation to purchase any services. Our goal is simply to help you become better informed.  Because Our Relationship Doesn't End at Closing At Rover Realty, we believe helping people goes beyond buying and selling homes. Of course, we want to be there when you're ready for your next move. But we also want to be a resource for the many decisions that come before and after it. That means connecting our clients and friends with knowledgeable professionals, sharing useful information, and creating opportunities to plan ahead. We're not attorneys, and we don't give legal advice. But we know the value of having the right people available when important questions come up. That's why we're excited to host Life On Paper with Attorney Kimberly Hansen. Join Us December 8th! We would love to have you join us for this special conversation. Event: Life On Paper Guest Speaker: Attorney Kimberly Hansen Date: Tuesday, December 8, 2026 Cost: FREE Hosted by: Rover Realty Space is limited, so we encourage you to reserve your seat early. Because the life you're living today should match the plans you've made on paper. We look forward to seeing you! Angela Tauscher Broker/Owner, Rover Realty Real Agents Helping Real People

This is one of those real estate questions where the answer surprises a lot of sellers. Should I get my house appraised before I put it on the market? In most cases, I would say no. There are exceptions. If you own a very unusual property, a luxury home with few comparable sales, or a property that's particularly difficult to value, a pre-listing appraisal may be worth discussing. But for a typical home, I generally don't recommend spending the money on an appraisal just to determine the listing price. Here's why. A Pre-Listing Appraisal Doesn't Set the Price One of the biggest misunderstandings is that an appraisal gives us the "official" value of a home. It doesn't quite work that way. An appraisal is an opinion of value prepared for a specific purpose at a specific point in time. If you pay for an appraisal before listing your home, the buyer's mortgage lender will not use that appraisal in place of its own lender-ordered appraisal. And here's something that surprises many sellers. In my conversations with appraisers over the years, they've told me they won't even look at a seller's prior appraisal. They want to complete their own independent evaluation without being influenced by someone else's opinion of value. So you could spend hundreds of dollars getting your home appraised before listing, only to have the buyer pay for an entirely new appraisal after you accept an offer. That's one reason I generally don't recommend that expense for a typical home sale. Then How Do We Determine the Listing Price? This is where a good real estate agent earns their keep. When I'm helping a seller determine a listing price, I'm not simply pulling three nearby sales and averaging the price per square foot. I'm looking at the home the way I expect buyers to see it. What has actually sold? What's currently for sale? What's sitting on the market? What went under contract quickly? What didn't sell at all? How does your lot compare? Have you remodeled? Do you have owned solar? Does the home back to a busy road? Are you competing against new construction offering below-market interest rates and closing-cost incentives? Is your floor plan desirable? What condition is the home in? And most importantly: What are buyers actually paying for homes like yours right now? That's a different question from simply asking what a home appraises for. I've Seen Pre-Listing Appraisals Miss the Mark After selling hundreds of homes, I've seen something interesting more than once. A homeowner obtains an appraisal before selling, and the value comes in lower than I believe the market will support. Then we list the home. A real buyer makes an offer at a higher price. The buyer's lender orders an appraisal. And that appraisal comes in at or very close to the contract price. That may sound strange, but there is an important difference between the two situations. With a pre-listing appraisal, there isn't a buyer yet. With a purchase appraisal, there is now an actual contract showing what a ready, willing and able buyer agreed to pay for that particular property in the current market. The contract price doesn't automatically determine the appraised value. The appraiser still has to independently analyze the property and comparable sales. But that contract is another piece of information that didn't exist when the home was appraised before going on the market. An Appraisal and Market Value Aren't Exactly the Same Thing This distinction matters. An appraiser is developing an opinion of value using appraisal standards and available market data. A real estate agent should be helping you determine how to position the property in the current market. Those two jobs overlap, but they aren't identical. There are features buyers may pay more for that can be difficult to measure using comparable sales alone. Maybe your home has the best lot in the neighborhood. Maybe buyers love your floor plan. Maybe there are very few homes available in your price range. Maybe your backyard is exactly what buyers have been struggling to find. Or maybe the opposite is true. You could have expensive upgrades that you love but that buyers aren't willing to pay extra for. That's why pricing a home requires more than plugging numbers into a formula. When Would I Consider Getting an Appraisal Before Listing? There are situations where I may suggest that a seller talk with an appraiser or another appropriate professional before we list. A highly unique property is one example. A luxury home with very few comparable sales could be another. There may also be situations involving estates, trusts, divorce, tax matters or other legal or financial needs where an appraisal is being obtained for a purpose completely separate from setting the listing price. In those situations, the seller should follow the advice of their attorney, CPA or other appropriate professional about the type of valuation they need. But if you're simply wondering: "What should I list my house for?" An appraisal usually isn't my first recommendation. What I Would Do Instead Before spending money on an appraisal, I would start with a detailed market analysis from an experienced local real estate agent. And I mean detailed . I want to see the home. I want to understand the lot, condition, upgrades, floor plan and competition. I want to know what's happening in that specific neighborhood and price range. Then I want to look at the property through two different sets of eyes: What will a buyer think it's worth? And: Can we support that price when the buyer's appraiser eventually arrives? Those are both important. The goal isn't to find the highest number someone is willing to put on paper. The goal is to determine a price that gives the seller the best chance of actually reaching the closing table with the strongest possible outcome. Frequently Asked Questions Do I need an appraisal before selling my house? Usually, no. Most sellers do not need to obtain their own appraisal before listing a typical residential property. Can I give my appraisal to the buyer's lender? A seller's pre-listing appraisal will not replace the appraisal ordered by the buyer's mortgage lender when one is required. The lender has its own appraisal requirements, and the new appraiser must develop an independent opinion of value. Is an appraisal the same as a Realtor's market analysis? No. An appraisal is an appraiser's opinion of value prepared for a specific purpose. A real estate market analysis helps determine how a property may compete and sell in the current market. What if my appraisal says my house is worth less than my Realtor thinks? That's when I would want to dig into the data. Neither number should simply be accepted because someone put it on a piece of paper. Look at the comparable properties, adjustments, current competition and what buyers are actually doing in your market. Are there times when a pre-listing appraisal makes sense? Yes. Very unique properties, certain luxury homes and properties involved in some legal, estate, trust or financial matters may benefit from or require an appraisal. The reason for the appraisal matters. Will the buyer still need another appraisal? If the buyer is financing the purchase and the lender requires an appraisal, yes. The lender will order a new appraisal according to its own process. Some loans qualify for an appraisal waiver, and cash buyers generally aren't required to obtain an appraisal. Thinking About Selling Your Home in the Phoenix East Valley? Before you spend money on an appraisal, let's take a look at what your home is really competing against. At Rover Realty, we don't believe in guessing at a listing price or telling sellers whatever number they want to hear. We study the market, evaluate your home's features, look at the competition and build a pricing and marketing plan designed to attract qualified buyers. Whether you're selling in Mesa, Gilbert, Queen Creek, Chandler, Apache Junction or another community across the Valley, we'd be happy to help you understand your options. Rover Realty | Real agents helping real people.

A client recently asked me a question that caught me off guard. One of his coworkers was buying a home and asked if he knew a home inspector and an appraiser . There are actually two very different questions hiding in there. First, why didn't his buyer's agent have home inspectors for him to consider? Second, buyers generally don't get to choose their appraiser at all. Let's start with the home inspection. Who Chooses the Home Inspector? The buyer does. As a real estate agent, I don't choose the inspector for my client. But I do think part of my job is making sure my buyers aren't left scrambling to Google "home inspector near me" after they are already under contract. I want my buyers to have options. Over the years, I've worked with many inspectors. That gives me the opportunity to see more than whether someone can complete an inspection. I get to see how they inspect and how they communicate their findings to the buyer. Those two things matter. Not Every Home Inspection Experience Is the Same A home inspector has an important job. Buyers need to know what they are purchasing, what may need attention and when another qualified professional should take a closer look. But how that information is presented matters too. I've seen inspectors who are excellent at explaining a concern, putting it into perspective and recommending further evaluation when something falls outside their area of expertise. I've also seen the opposite. I've seen inspectors make statements about issues outside their field of expertise. I've heard inspectors wander into legal or real estate advice that wasn't theirs to give. I've seen inspectors barely look into an attic access instead of actually inspecting the accessible attic space. And I've watched a relatively ordinary home maintenance item turn into something that sounded terrifying to a first-time buyer. That doesn't help the buyer make a better decision. I Don't Want an Inspector to Sugarcoat Anything This is important. I am not looking for inspectors who minimize problems to help keep a transaction together. Quite the opposite. If there is a major problem with the roof, electrical system, plumbing, structure or anything else they are qualified to inspect, I want my buyer to know about it. The inspector works for the buyer — not me. What I want is an inspector who can explain: Here's what I found. Here's why it matters. Here's how serious it appears to be. And here's when you should bring in a specialist for more information. There's a big difference between educating a buyer and frightening one. Why We Vet the Inspectors We Refer When we provide inspectors for a buyer to consider, we aren't simply handing them the first three names we found online. We want to know who we're sending into our client's future home. We look for inspectors who carry the appropriate licensing, bonding and insurance required for their work. Just as important, we pay attention to how thorough they are and how they communicate with clients. Do they actually inspect accessible areas? Do they stay within their scope? Do they explain concerns clearly? Do they recommend the appropriate specialist when something needs further evaluation? Do they give the buyer useful information without turning every maintenance item into a crisis? Those things matter to me because the inspection period is one of the most important parts of buying a home. The Buyer Still Gets to Choose Providing referrals doesn't mean the buyer has to use one of them. Buyers are free to research inspectors, read reviews and select someone else. My job is to make sure they have good information and good options. In fact, throughout a real estate transaction, buyers may need several different professionals depending on the property — home inspectors, roofers, HVAC companies, electricians, plumbers, pool inspectors, septic professionals and others. An experienced agent should be prepared for that. You shouldn't have to build your entire real estate team from scratch after you're already under contract. What About the Appraiser? That's where this client's question gets even more interesting. The coworker was also looking for an appraiser . That's a completely different process. If you're obtaining a mortgage, you generally don't get to call an appraiser you like and hire that person to appraise the home for your loan. There are independence rules surrounding the appraisal process, and the lender handles ordering the appraisal through its required process. And there's another question buyers frequently don't realize they should ask: When should the appraisal be ordered? In many transactions, I prefer for my buyers to get through their inspection period before spending money on the appraisal when the timing of the contract and loan allows us to do so. There's a very practical reason for that. If we discover something during inspections that causes the buyer to cancel the contract within their contractual rights, I don't want them to have already spent hundreds of dollars on an appraisal they no longer need. That's an entirely different conversation — and one worth having before you buy a home. We'll tackle that one next. FAQs Can my Realtor choose my home inspector? The buyer chooses the inspector. Your agent can provide inspectors for you to consider, but you can research and select your own as well. Why would a Realtor recommend more than one inspector? Providing several options allows the buyer to compare availability, pricing, services and reviews while still benefiting from the agent's experience working with inspectors during past transactions. Should I automatically use the cheapest home inspector? Price matters, but it shouldn't be the only consideration. You're paying someone to evaluate one of the largest purchases you'll probably ever make. Experience, thoroughness, communication and the services included in the inspection can be just as important. What if the home inspector finds something outside their expertise? Depending on the issue, the inspector may recommend further evaluation by an appropriate specialist, such as a roofer, electrician, plumber, HVAC contractor or structural professional. Do I choose the appraiser when buying a home? Generally, not when an appraisal is being completed for a mortgage. The lender orders the appraisal through a process designed to maintain appraiser independence. Is a home inspection the same thing as an appraisal? No. A home inspector evaluates the home's condition and systems. An appraiser develops an opinion of the property's value for the lender. They serve very different purposes. Rover Realty Real agents helping real people throughout Mesa, Gilbert, Queen Creek, Chandler, Apache Junction and communities across the Phoenix East Valley.

Sellers ask me this all the time: “Should I leave the refrigerator, washer and dryer? Will that make my house worth more?”  Usually, the answer is no — but that doesn't mean leaving them can't help sell the house. There is a difference between something adding value to your home and something making your home more attractive to a buyer. And appliances are a great example. Which Appliances Normally Stay With the House? First, let's clear up something that causes more confusion than it should. In a typical Arizona resale transaction, certain items are already included with the home unless the contract says otherwise. The Arizona REALTORS® purchase contract specifically addresses fixtures and personal property that are included in the sale. Built-in appliances and the free-standing range/oven are among those items. So when I see someone advertising that the stove or attached microwave “conveys with the house,” I usually smile a little. Those aren't exactly bonus items. They have been addressed in our contracts for many, many moons. The refrigerator, washer and dryer are different. Those are generally treated as additional personal property. They can be included with the sale, but they don't automatically become part of the house just because they're sitting there. Arizona REALTORS® contract guidance specifically discusses the refrigerator, washer and dryer as additional personal property that can be included in the transaction. Do a Refrigerator, Washer and Dryer Add Value to My Home? Typically, not to the actual value of the real estate. You might have spent $5,000 or $8,000 on a beautiful appliance package, but that doesn't mean an appraiser is going to add $5,000 or $8,000 to the value of your house because you're leaving it behind. In fact, Arizona REALTORS® guidance explains that when additional personal property such as the refrigerator, washer and dryer is included under the purchase contract, it is transferred with no monetary value . But here's where sellers sometimes stop listening too soon. Something doesn't have to add appraised value to help us sell your home. Sometimes Appliances Are a Marketing Tool Let's say we're selling your home in an area with a lot of new construction. Now we're competing against builders offering buyers incentives that a resale seller simply can't match dollar for dollar. The builder may be advertising a lower interest rate, money toward closing costs and brand-new appliances. I've even had a buyer receive two years of HOA dues paid by a builder. Suddenly, a resale home where the buyer also needs to purchase a refrigerator, washer and dryer can feel like one more expense. If my seller already plans to replace those appliances at their next house or simply doesn't care about taking them, including them can give us another selling point. Refrigerator, washer and dryer included. Does that suddenly make a $500,000 house worth $510,000? No. Could it make our house more appealing to a buyer comparing several homes at roughly the same price? Absolutely. That's where appliances can have value without necessarily adding to the home's market valu e. Sometimes I Would Rather NOT Advertise Them This is where strategy comes into play. If a seller is willing to leave the refrigerator, washer and dryer, we don't necessarily have to advertise that from day one. Sometimes I'd rather keep those appliances in our back pocket. Maybe a buyer makes an offer and wants something the seller doesn't particularly want to give them. Instead of immediately moving on price or agreeing to another concession, we may have something else available to negotiate. Would including the refrigerator, washer and dryer help us bridge that gap? Maybe. If those appliances weren't already promised with the house, they can become another piece of the negotiation. That's why my answer isn't automatically, “Yes, leave them,” or “No, take them.” I want to know what we're competing against, what matters to the seller and where those appliances give us the most leverage. Luxury Homes Can Be Different There are also situations where taking an appliance would make very little sense. A luxury kitchen with a built-in refrigerator is an obvious example. The refrigerator may be designed into the cabinetry and feel like part of the kitchen itself. The same can be true with a stackable washer and dryer designed specifically for a laundry area inside a primary closet or another custom space. In those situations, removing the appliance could actually leave behind a space that feels unfinished or creates a problem for the next owner. That's very different from a standard freestanding refrigerator that can easily move with the seller. Don't Decide Based Only on What You Paid for Them This is probably the biggest point I want sellers to understand. What you paid for an appliance isn't necessarily what it's worth to the sale of your house. A $3,500 refrigerator doesn't automatically make your home worth $3,500 more. But if including that refrigerator makes your home more competitive with the house down the street — or with a builder offering a shiny appliance package — it may still be very useful. That's why I look at appliances as part of our marketing and negotiation strategy , not simply as a dollar-for-dollar home improvement. Before we list, we'll talk about what stays, what goes and what might be better saved as a negotiating tool. Sometimes the refrigerator is just a refrigerator. And sometimes it's one more reason for a buyer to choose your house. FAQs About Selling a Home With Appliances Does the refrigerator automatically stay when I sell my Arizona home? Not necessarily. A refrigerator is commonly handled as additional personal property in the Arizona REALTORS® purchase contract. If it is going to be included, the contract should clearly reflect that. Do the washer and dryer have to stay? No. Like the refrigerator, a washer and dryer are commonly treated as additional personal property and can be included in the transaction if agreed upon. Does the stove stay with the house? Under the Arizona REALTORS® residential resale contract, the free-standing range/oven is among the listed items included with the sale unless otherwise excluded in the contract. Built-in appliances are also included. Will leaving expensive appliances increase my appraisal? You shouldn't assume that the price you paid for the appliances will be added to your home's appraised value. Arizona REALTORS® contract guidance states that additional personal property such as an included refrigerator, washer and dryer transfers with no monetary value under the contract. Is it better to advertise that appliances are included? Sometimes. If we're competing against new construction or trying to make the home especially attractive to first-time buyers, including appliances may be a strong marketing point. In other situations, we may choose not to advertise them upfront and keep them available as part of a later negotiation. What if I want to take an appliance that would normally stay? Tell your real estate agent before the home goes on the market. Items that would otherwise be included should be clearly addressed so buyers understand what is and isn't part of the sale. Arizona REALTORS® specifically advises sellers to review the fixtures and personal-property provisions before receiving an offer and identify anything they do not intend to transfer. Selling a Home in Mesa or the East Valley? Little decisions like whether to include a refrigerator probably aren't going to determine the value of your home by themselves. But when we're competing for buyers, the little things can absolutely affect how your home is positioned. At Rover Realty, we look at the entire picture — your competition, nearby new construction, buyer incentives, pricing, presentation and the items we may be able to use during negotiations. The goal isn't to give everything away. It's to figure out what actually helps us get your home sold while protecting the things that matter most to you.