What Should I Budget for if I Sell My House on My Own in Connecticut

Thinking about selling your house yourself in Connecticut? That’s awesome! To sell my house on my own in Connecticut can be expensive if you are not prepared. Taking control of the sale can be a great way to save money and have more say in the process. But before you dive in, it’s important to be realistic about the costs involved. Even without a realtor’s commission, there are still expenses you’ll need to cover. Some are pretty straightforward, like marketing and closing costs. But others might catch you off guard if you’re not prepared.

Don’t worry, we’re here to help you get a handle on it. Let’s take a closer look at the costs you can expect when selling your house on your own in Connecticut.

What Should I Budget for if I Sell My House on My Own in Connecticut

Commission Fees: The Buyer’s Agent’s Slice of the Pie

Here’s a common misconception among FSBO (For Sale By Owner) sellers: avoiding commission fees altogether. While it’s true you won’t pay a listing agent’s commission when selling on your own, there’s still one commission you’ll need to factor in—the buyer’s agent’s fee.

Why? Because buyer’s agents play a crucial role in the home buying process. They:

  • Guide buyers through property searches and home tours.
  • Advise clients on market trends and pricing strategies.
  • Negotiate on behalf of their buyers to secure the best possible terms.

For these services, buyer’s agents earn a commission, typically around 2-3% of the final sale price. This commission is typically paid by the seller, regardless of whether they have their own agent.

Here’s how it breaks down:

  • Seller with a listing agent: The listing agent typically splits their commission with the buyer’s agent, each receiving 2.5-3%.
  • FSBO seller: The full commission, typically 2.5-3%, goes to the buyer’s agent.

So, while you might save on the listing agent’s commission by selling on your own, you’ll still need to account for the buyer’s agent’s fee in your budget.

It’s important to remember that buyer’s agents are a valuable resource for potential buyers. By offering to pay their commission, you’re making your home more attractive to a wider pool of buyers, increasing your chances of a successful sale.

Consider this: In a competitive market, buyers often have multiple properties to choose from. If your home is commission-free for buyers, it could give you a significant edge over other listings, leading to quicker offers and a smoother sale process.

Repairs: Smoothing Out the Bumps Before the Sale

When selling a home, it’s essential to acknowledge that buyers are often on the lookout for move-in ready properties. That means addressing any significant repairs or maintenance issues before putting your house on the market. While tackling repairs might seem like an added expense, it’s an investment that can significantly impact your home’s salability and potentially boost its value.

Here’s a closer look at why repairs matter and what you might need to consider:

First Impressions Matter:

  • Think of repairs as a way to enhance your home’s curb appeal and initial impressions.
  • A fresh coat of paint, a repaired fence, or a newly sealed driveway can make a world of difference in how buyers perceive your property from the moment they arrive.

Functionality and Safety:

  • Beyond aesthetics, repairs also address functionality and safety concerns, which are paramount to buyers.
  • Fixing leaky faucets, addressing electrical issues, or replacing worn-out appliances demonstrates that your home is well-maintained and ready for new occupants.

Preventing Costly Surprises:

  • Unaddressed repairs can often lead to more significant and costly problems down the line.
  • For example, a minor roof leak, if left unfixed, could result in extensive water damage and costly repairs in the future.
  • Proactive maintenance can save you money in the long run and prevent unpleasant surprises for buyers during home inspections.

The Cost of Neglect:

  • While the cost of repairs can vary depending on the scope of work, it’s crucial to factor them into your budget early on.
  • As the text mentioned, a new roof can cost upwards of $20,000, but even smaller repairs can accumulate.
  • It’s wise to obtain estimates from reputable contractors to get a clear understanding of potential expenses.

The Rewards of Repairs:

  • While addressing repairs might seem like an upfront investment, it often pays off in the long run.
  • A well-maintained home generally attracts more buyers, commands a higher price, and can lead to a smoother, faster sale process.
  • Think of repairs as an opportunity to showcase your home’s best features and potential, setting the stage for a successful sale.


Landscaping is the ultimate curb appeal booster, creating a captivating first impression that draws buyers in. Whether they see it in a photo or when they drive up to the house it is the first thing that will catch their eye.

Key Benefits:

  • Enhances your home’s exterior and sets a welcoming tone.
  • Highlights architectural features, drawing attention to unique details.
  • Defines outdoor spaces, making your property feel larger and more inviting.
  • Can increase your home’s value by 5-12%, according to the National Association of Realtors.

Average Cost:

  • Professional landscaping typically costs around $3,000, but can vary.

Investing in landscaping is a powerful way to attract buyers, boost your home’s value, and create a stunning first impression that lasts.

Staging and Photography

Many people – when asking, “What should I budget for if I sell my house on my own in Connecticut?”  – often neglect to factor in this expense. But if you don’t want your house to sit on the market for months on end, you probably shouldn’t neglect staging and professional photography.

Staging involves setting up and arranging your home so that it appears as appealing and inviting as possible. And then to display the staging in online listings, which is where a large percentage of buyers begin their search, you will likely need some professional photos, ranging in cost from $500 to $1,000.


It’s important to remember that your house still requires some attention, even after you’ve packed your last box. It may be tempting to simply shut off the utilities and lock the door, but doing so could unintentionally hinder your ability to sell quickly and for the best possible price. Here’s why maintaining those utilities is crucial for a smooth and successful sale:

Setting the Stage for a Warm Welcome:

Imagine stepping into a house shrouded in darkness, uncomfortably cold in the winter or stiflingly hot in the summer. Not exactly a picture of inviting warmth, right? Buyers are far more likely to envision themselves living in a space that feels bright, welcoming, and comfortable from the moment they enter. Keeping the lights on and maintaining a comfortable temperature allows potential buyers to focus on your home’s features and potential, rather than being distracted by unpleasant conditions.

Preventing Unwanted Surprises:

Beyond creating an uninviting atmosphere, turning off utilities can lead to serious and costly issues that could jeopardize your sale. In the summer, a lack of air conditioning can trap moisture, creating a breeding ground for mold and mildew. In the winter, shutting off the heat can put your pipes at risk of freezing and bursting, resulting in water damage and expensive repairs. By keeping the utilities on, you’re protecting your investment and ensuring your home stays in top condition for potential buyers.

Planning for Continued Costs:

If you’ve been living in the home, you already have a good understanding of its typical utility costs. Factoring these expenses into your selling budget can help you avoid any surprises and ensure that you’re prepared to keep the home ready for showings until it finds its new owner.

Remember, a home that’s well-lit, comfortable, and free of potential problems is much more likely to attract buyers and command a better price. Consider the cost of maintaining utilities as a small investment that can lead to a much bigger return when it comes time to sell.

Capital Gains Taxes

While celebrating a significant appreciation in your home’s value is certainly cause for excitement, it’s important to remember that Uncle Sam might want to share in the good news. That’s where capital gains taxes come into play.

Understanding the Taxable Difference:

This tax is calculated based on the difference between the original purchase price of your home and the final sale price, minus any documented costs of improvements you’ve made along the way. If that difference is substantial, you may be subject to capital gains taxes.

Exploring Generous Exemptions:

The good news is that there are some generous exemptions available to help reduce or even eliminate your capital gains tax liability. These exemptions often apply to primary residences, allowing you to keep more of your hard-earned equity. However, it’s crucial to consult with a tax professional to determine your eligibility and understand the specific requirements.

Planning for Potential Tax Implications:

Being aware of potential capital gains taxes early in the selling process can help you make informed decisions and avoid any unwelcome surprises. By working with a trusted real estate agent and tax advisor, you can navigate these financial considerations strategically and maximize your overall return on investment.

Key Takeaways:

  • Capital gains taxes may apply when selling a home that has significantly appreciated in value.
  • Exemptions can often reduce or eliminate tax liability, especially for primary residences.
  • Consult with tax professionals to determine eligibility and specific requirements.
  • Plan ahead to minimize tax impact and maximize financial gains.

So if you’re wondering, “What should I budget for if I sell my house on my own in Connecticut?” you now know the answer is . . . quite a lot, actually.

But we can offer a fast, easy solution that may allow you to keep more of the sale price. Contact us by phone at 860-704-9513 or fill out the form to discover more.

Andrzej Walter Lipski

A tall guy with a big heart. A USMC vet with a duty and dedication to help people out of their tough situations. If you have a distressed property or a situation that makes holding a property difficult I'm happy to help. I have 30 years experience solving people's problems. Let us help you.

Get More Info On Options To Sell Your Home...

Selling a property in today's market can be confusing. Connect with us or submit your info below and we'll help guide you through your options.


"*" indicates required fields

Property Address*
SMS Consent*
This field is for validation purposes and should be left unchanged.

Call Us Now!