Selling advice for an out of state owner

Member since 2026 · 2 posts · 4 votes

I have a property for sale that used to be my residence. I am now an out of state owner. With the current market it proving to be more difficult to sell than I anticipated.

What can I do to get a good deal and sell my unit?

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Caleb Brown

Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes

Do you have a local agent that can help? Price and condition will be the biggest pieces. If you need to rehab to have it move in ready for an owner occupant I'd explore that. If it's too high then you'll have a tough time. What market is it in?

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Kerry Noble JrPro Member
Investor · Indianapolis, IN · Member since 2018 · 2k+ posts · 1k+ votes
3d
Id think of any creative structure like a lease option or something along those terms
0 Reply
Ametria Chaney
Realtor · Memphis, Shelby County · Member since 2026 · 192 posts · 64 votes
3d
Selling from out of state is mostly a systems problem, not just a pricing problem. I would start with recent comparable sales and current competing listings, not just what you hoped to get, and then look honestly at presentation: clean, repaired, well-photographed, and easy to show. Next, build a small local team you trust, including a knowledgeable local agent, and agree on how often you will get updates and showing feedback. Also get your documents, disclosures, and closing logistics ready early, so distance does not slow down a good offer. If a creative structure comes up, I would have it reviewed carefully before you agree to anything, because the terms matter as much as the price.
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Jimmy Samaha
Staten Island, NY · Member since 2013 · 127 posts · 60 votes
3d
Sorry it's been slow. The first thing I'd look at is how long it's been listed and how the price compares to what homes nearby actually sold for in the last few months, not just other listings. If you're getting few showings, that usually points to price or photos, and if you're getting showings but no offers, it's usually price or condition.
Since you're out of state, also add up what it costs you every month to carry it, like mortgage, taxes, insurance, utilities and any HOA. That number tells you what a quicker sale at a slightly lower price is really worth compared to waiting.
It can also help to get a cash offer from an investor just to compare your net against listing, even if you never take it. How long has it been on the market so far?
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Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
3d
Do you have a local agent that can help? Price and condition will be the biggest pieces. If you need to rehab to have it move in ready for an owner occupant I'd explore that. If it's too high then you'll have a tough time. What market is it in?
1 Reply
Phoebe Osorio
OP
Member since 2026 · 2 posts · 4 votes
3d
Yeah i have a local agent who listed. We priced it right below market value at the time of listing but have since dropped the price 2x lowering a total of 30k. House is fully renovated in baltimore city
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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
3d
We're in the slowest time of the year right now!
So, even with the BEST advertising, it's a price or waiting game.
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Amit PatelBusiness Member
Property Manager · Bartlett, IL · Member since 2025 · 170 posts · 67 votes
3d
Selling from out of state is tough because you can’t see what buyers see. A few things that usually move the needle:
- Revisit the price. Ask your agent for recent sales and how many days similar homes are sitting. If you’ve had showings but no offers, it’s usually price or condition.
- Offer a credit instead of cutting the price. A seller credit for closing costs or a rate buydown can attract more buyers than a small price drop.
- Keep it show-ready. Utilities on, heat set, snow and lawn handled, and someone local checking on it weekly. An empty home that feels neglected sells for less.
- Refresh the listing. New photos, light staging, and a fresh description can make it feel new again.
- Consider renting it. If the numbers work, a tenant can cover your costs while you wait, and some investors prefer buying with a tenant in place.
One important thing: if you lived there 2 of the last 5 years, you may be able to sell without paying capital gains tax. That window closes 3 years after you moved out, so check the date with a CPA before deciding to rent.
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Ashish AcharyaBusiness Member
CPA, CFP®, PFS · Sarasota, FL · Member since 2017 · 5k+ posts · 3k+ votes
2d
Phoebe, it sounds like you've already done a lot on the pricing side, especially after reducing the price twice. At this point, I'd look at the decision from a net proceeds perspective rather than just asking what price will get the property sold.
Since this was originally intended to be your residence, I'd have a CPA look at your ownership and occupancy dates before making another major price reduction. If you meet the requirements for the §121 exclusion, the amount of gain you can potentially exclude could materially change the economics of selling now versus holding.
I'd also compare the sale against renting it for a period of time, but not just based on the monthly rent. I'd include the carrying costs, management, vacancy, repairs, insurance, and the tax consequences of converting it to a rental.
At this point, I'd want to know: What do I actually walk away with if I sell today, after selling costs and taxes, versus what do I keep if I hold it for another year or two?
That number can make the decision much clearer than the listing price alone.
Feel free to DM me, I’d be happy to send over a few resources that might be helpful.
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Josh Honken
Realtor · Cincinnati, OH · Member since 2026 · 3 posts · 1 vote
2d
Because you’ve renovated the property and lowered the price twice, I feel like there are a few other things you should look at before lowering it again.
What feedback are you receiving, if any? Maybe the same concerns keep coming up. I would ask your agent what other properties buyers seem to be comparing yours to and what they may be choosing instead. You may still need to lower the price, but there could be something else going on.
I would also start with current comps. Look at the homes that have recently sold and the ones currently on the market around you, not just where the market was when you first listed the house. I’d also make sure your agent is still checking on the property and keeping it presentable since you’re out of state.
I’d want to understand what buyers are responding to before dropping the price again.
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Adrienne RammohanPro Member
Investor · Washington, DC · Member since 2022 · 135 posts · 158 votes
2d
@Phoebe Osorio Tough market in Baltimore City--inventory supply there is about 5 months (which is balanced, but not ideal as a seller). September figures from MD are out--ask your agent to walk you through for your neighborhood so you can understand what's happening locally (as you know, Baltimore is a block by block kind of city).
https://www.mdrealtor.org/HousingStats

If you're in a block that's great for investors--make sure your agent is positioning your listing online as such (rather than gearing towards a retail buyer). Good luck!
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Aaron ZimmermanBusiness Member
Accountant · Chicago, IL · Member since 2018 · 2k+ posts · 1k+ votes
1d
Relist and set at a realistic price. Don’t cut cut cut if possible. It’s a bad look and makes buyers wonder if there’s something wrong with your place. I’d hsve your realtor look at comps to see what a realistic sales price is.
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Randy Schell
Member since 2026 · 84 posts · 10 votes
1d
Ugh, selling from far away is rough. Have somebody walk it every week or two, a little leak in a vacant place turns into a big one fast. A pre listing inspection and fixing the small stuff buyers nitpick usually takes alot of the haggling out of it. And you've already dropped the price twice, so ask your agent what buyers are actually saying before you cut again.
Randy, Bunklow
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James Johnston
Member since 2026 · 3 posts · 1 vote
22h
Add up your monthly carrying cost first (mortgage, taxes, insurance, utilities). That tells you what a faster sale is worth. Then check price against actual sold comps from the last 90 days. If price and condition are fine and it still sits, offering seller financing widens your buyer pool a lot: something like 10% down, a 5 to 7 year balloon, and a rate near market. A few cautions. If you still have a mortgage, its due-on-sale clause matters. If the buyer will live there, use a licensed loan originator (RMLO) to stay inside Dodd-Frank rules. And have a local attorney draft the note and deed of trust.
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