Most homeowners focus on their expected sale price when deciding to sell — and understandably so. But what often surprises sellers in Westchester isn’t the price they get… it’s the expenses that come out before they ever see their proceeds.
Some costs are obvious. Others quietly add up. Knowing them ahead of time helps you price correctly, plan financially, and avoid last-minute stress.
Here’s what sellers should realistically budget for.
1. Pre-Listing Preparation Costs
Before your home even hits the market, there are usually expenses to maximize value.
Common examples include:
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Interior painting or touch-ups
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Landscaping or curb appeal work
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Decluttering, storage, or junk removal
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Minor repairs buyers will notice immediately
These investments often produce strong ROI — but they still require upfront cash.
2. Staging & Presentation
In Westchester’s competitive market, presentation matters.
Potential costs:
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Professional staging consultations
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Furniture rental if vacant
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Professional photography and video
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Floor plans, drone shots, or marketing upgrades
Homes that show well typically sell faster and closer to asking price.
3. Repairs After Inspection
Even well-maintained homes almost always face inspection findings.
Typical negotiation outcomes include:
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Repair requests before closing
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Seller concessions or credits
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Unexpected fixes you didn’t anticipate
Planning a buffer here prevents surprises during contract negotiations.
4. Transfer Taxes & Closing Fees
New York sellers have specific closing costs many don’t fully anticipate.
These may include:
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NY State transfer tax
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Potential local transfer taxes depending on municipality
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Attorney fees
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Outstanding property taxes or utility adjustments
These deductions come directly out of sale proceeds.
5. Mortgage Payoff & Related Charges
If you still have a mortgage, your payoff may include:
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Accrued interest
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Possible prepayment penalties (rare but worth checking)
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Recording or administrative fees
Always request an early payoff estimate so there are no surprises.
6. Moving & Transition Expenses
Selling often triggers additional lifestyle costs:
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Movers, packing services, or storage
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Temporary housing if timing doesn’t align
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Cleaning services after move-out
These can be significant depending on logistics.
7. Marketing Strategy Matters More Than Ever
One overlooked “cost” isn’t financial — it’s choosing the wrong selling strategy.
The right brokerage approach can:
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Reduce days on market
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Prevent price reductions
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Attract stronger buyers upfront
That often has a bigger financial impact than any individual expense.
Final Thoughts
Selling a home in Westchester can be highly rewarding financially — but only when you plan for the full picture.
Understanding preparation costs, closing expenses, repairs, and transition logistics helps you:
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Price strategically
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Protect your net proceeds
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Avoid stress late in the transaction
The more informed you are going in, the smoother (and more profitable) your sale will be.
