Seller questions, answered

Each page answers one question in its first paragraph, then explains the details with links to the law, the IRS, the CFPB or the court that sets the rule. We check every page against its sources and show the date we last did.

Questions sellers ask most

How do you sell a house without a realtor?How to sell a house without a realtor: pricing, marketing, the disclosures the law still requires, and what to do instead if you do not want to show the house at all.
How long does it take to sell a house?How long it takes to sell a house in 2026: national days on market from NAR, Redfin and Realtor.com, how long a financed closing takes, and how a cash sale compares.
How much does it cost to sell a house?What it costs to sell a house: agent commissions after the 2024 NAR settlement, mortgage payoff, closing costs and the transfer tax in Indiana, Ohio, Wisconsin, Tennessee and Georgia.
How can I sell my house fast?The four real ways to sell a house fast: price it to sell, a local cash buyer, an iBuyer like Opendoor or Offerpad, or an auction, with what each one costs you.
Can you sell a house with a mortgage?Yes, you can sell a house with a mortgage: the loan is paid off from the sale at closing. Payoff statements, prepayment penalties and what to do if you owe more than it is worth.
Should I sell or rent my house?Sell or rent your house? The IRS 2-out-of-5-year rule, the $250,000 and $500,000 exclusion, depreciation recapture at up to 25%, and what being a landlord involves.
How do you sell a house with a lien?How to sell a house with a lien: how liens are paid from the sale at closing, how to get an IRS certificate of discharge with Form 14135, and what to do when liens exceed the equity.
Can you sell a house in foreclosure?Yes, you can sell a house in foreclosure up to the foreclosure sale. The federal 120-day rule, how a loss mitigation application pauses the sale, short sales and free HUD counseling.
What happens when you inherit a house with a mortgage?What happens when you inherit a house with a mortgage: why the lender cannot call the loan due, your rights as a successor in interest, the step-up in basis, and how to sell.
Are cash home buyers legit, and how much do they pay?Are cash home buyers legit? FTC warning signs, how to verify a buyer before you sign, and an honest answer on how much cash buyers pay compared with the open market.

State-by-state rules for sellers

Foreclosure deadlines, probate steps, disclosure forms and transfer taxes differ by state. These guides cover the five states we buy in.