How to Sell a Home in Montgomery County, PA:
A Step-by-Step Guide
If you’re still deciding who to hire, here’s why Bucks & Montgomery County home sellers work with me, Josh Wernick.Why Montgomery County Is in High Demand
Job centers, schools, lifestyle, proximity to Philly
Many towns: Montgomeryville, Blue Bell, Ambler, Horsham, Dresher, Oreland, Jenkintown, Huntingdon Valley, North Wales, Lansdale, Fort Washington, Skippack.
Step 1: Clarifying Your Selling Goals in Montco
Are you relocating, upsizing, downsizing, or simplifying?
Ideal timing vs real-world constraints- come up with a plan to help maximize your profit
Step 2: What’s My Montgomery County Home Worth?
Get a CMA factoring in (comps + condition + competition). Online estimates cannot accurately predict the value of your home.
Different price bands (starter homes vs move-up vs luxury)- Montco features many different price bands from the luxury Mainline to ranchers, colonials, and Cape Cods, townhouses, row homes, and twin homes throughout the county
Why some Montco neighborhoods move faster than others- location desirability, and the overall condition and presentation of the property factor into homes in certain areas selling faster. The western part of Montgomery County moves further from business hubs in the Philadelphia Metro Area.
Step 3: Preparing Your Montco Home for Sale
Condos/townhomes vs single-family prep
Photos: light, space, cleanliness are key
Typical small upgrades that pay off in your area- check out my Profit Guide for in depth details
Step 4: Picking a Listing Agent in Montgomery County
Why an agent who works Montco full-time matters- Montco has many different demographic areas. Knowing the specific area is critical to Pricing Strategy in Montco
How to interview agents- Do they work in your area? Do they have experience in your area? Do they have time to dedicate to YOUR Sale?
I offer full representation to my clients in Montgomery County, PA- from our first appointment to closing I will be there to guide my clients every step of the way.
Step 5: Pricing Strategy for Montco Homes
Pricing for multiple offers vs quick sale vs “wait for the right buyer”- the demand in the area coupled with the type of home for sale typically dictate pricing strategy. Luxury homes may have to “wait for the the right buyer.”
Buyer behaviors: first-time buyers, move-up buyers, investors- the average age of first time home buyers has risen to 40 years old. These people typically have to finance their purchases. Downsizers, more often are paying cash for the purchase of their homes.
Step 6: Marketing Your Home to Montco Buyers
Online home search behavior- it’s important to have a realtor who understands Online search behavior and how to interpret the data
Importance of photography and listing copy- the listing makes or breaks the sale a large percentage of the time. Messing up could mean an expired listing.
Leveraging area highlights (schools, commuting, parks)- Top notch school districts and unique area amenities can impact a sale
Step 7: Showings, Open Houses, and Feedback
How many showings to expect in first 1–2 weeks- Pricing your home correctly will greatly impact performance in the first 1-2 weeks of sale
How to prepare the home without losing profit- want to know what to fix or skip? check out my Profit Guide
When analyzing a home sale I keep my clients informed about adjustments that make sense and indicators that I recoginize.
Step 8: Offers, Inspections, and Appraisals in Montco
Common issues (roof, HVAC, older systems)- I provide a thorough checklist in my Profit Guide
How you help sellers decide what to repair, credit, or push back on- every home and every client situation dictates this strategy.
Appraisal basics- What the bank will safely lend against the house. If the number doesn’t match, it could derail the whole sale. Often times someone/both parties will have to make up the difference.
Step 9: Closing Day Logistics
When you move out, keys, final walk-through- Be sure to remove all wireless, internet, camera data. And don’t forget that Garage door combination.
Utility transfers, change of address, etc.- make sure to transfer all utilities so you’re not paying someone else’s electric bills
Special Sections
Selling a condo/townhome with an HOA in Montco- Rules Matter- gather specific documents like the CC&Rs, bylaws, and financial information, pay all outstanding fees, and obtain an HOA resale package. It's crucial to notify the HOA of your intent to sell and to provide potential buyers with complete transparency about community rules and finances.
Selling due to job relocation- time is of the essence- you may have to really price to sell if you’re up against time restrictions
Selling while buying another home in the area- You can buy a new home while selling your old one by using a home sale contingency, which makes your offer dependent on selling your current home. Alternatively, you can use short-term financing like a bridge loan or tap into your existing home's equity with a home equity line of credit (HELOC), though these can be expensive. A strategy called recasting can also lower your payments on the new home after your old one sells and its equity is applied to the new loan
FAQ Section
“Do I have to be out of my home before I list it in Montgomery County?” No.
“Can I sell my house in Montco if I still owe a lot on my mortgage?” Yes- the sale proceeds can go towards the mortgage
“What if my home doesn’t sell quickly?” Pricing Strategy, listing quality and property condition must be evaluated
Ready to Sell?
I provide service to all Montco towns- Blue Bell, Horsham, Skippack, Montgomeryville, Lansdale, North Wales, Dresher, Fort Washington, Ambler, King of Prussia, Plymouth Meeting, Oreland, Flourtown, Huntingdon Valley, and more.
If you’re still deciding who to hire, here’s why Bucks & Montgomery County home sellers work with me, Josh Wernick.
Selling in Bucks County instead? Check out the Bucks County Guide