Kati Spaniak - Truth In Real Estate

Protect the Seller. Founder of Truth in Real Estate. Ranked #10 on HousingWire’s Top Real Estate YouTube Channels. eXp

[Kati Spaniak - Truth In Real Estate @katispaniak]

The least expensive thing you can do before selling your home? Declutter.

The difference between these two photos is huge. Same room. Same green walls. But once the clutter (and even the dogs) are out of the picture, the home instantly feels cleaner, bigger, and more inviting.

First impressions matter—and buyers notice everything.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Thinking about replacing one outdated feature before you sell? Stop and look at the whole room first.

A seller asked if they should replace cracked closet doors. My answer? No. Why? Because the entire bathroom is dated, and buyers are going to see it as a future remodel anyway.

Don't spend $1,000 where it won't increase your home's value. Put your money where it makes the biggest impact, and always talk to an agent before tackling projects. It could save you thousands.

[Kati Spaniak - Truth In Real Estate @katispaniak]

When you're selling your home, the goal is to make every buyer feel welcome. Personal items, including prominent religious décor, can unintentionally make some buyers feel like the home isn't for them. The more neutral your space, the bigger your buyer pool—and that's exactly what helps your home sell.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Thinking about selling your home by owner? Before you pick a price, talk to a few real estate agents. Be upfront about your plans and see who gives honest advice without the sales pitch. The right agent will help you, whether you're ready to list now or later.

[Kati Spaniak - Truth In Real Estate @katispaniak]

The best low-cost updates before selling? Paint and staging. Fresh paint makes a huge impact, and staging the entryway, living room, family room, and primary bedroom helps buyers fall in love from the moment they walk in.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Before you list your home, ask yourself this:

What will you do if you don't get the price you want?

Hope isn't a strategy. Have a plan before you hit the market, not after.

[Kati Spaniak - Truth In Real Estate @katispaniak]

One of my favorite budget-friendly updates? Swapping old almond light switches and outlet covers for bright white. It instantly freshens up a home.

Just remember—it can turn into a bigger project than you expect with new switches, outlets, and dimmers. If your home is in good shape but just a little dated, it's worth it. If it needs major work, I'd spend that money elsewhere.

[Kati Spaniak - Truth In Real Estate @katispaniak]

You have about 10 seconds to grab a buyer's attention online. If your photos aren't bright, sharp, and professionally staged, buyers may scroll right past your home. Less is more. A handful of stunning photos will get buyers through the door faster than a gallery full of average ones.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Don't let a buyer convince you to lower your price just because you're selling without an agent. The whole point of selling on your own is to keep more of your money. Even if you find the buyer yourself, having an experienced agent help with pricing, negotiations, and closing can be worth every penny.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Think those beautiful listing photos just happen? They don't. A great real estate photographer knows how to balance the light so buyers can see both the room and the view outside the window. It's a small detail that makes a huge difference in how your home is perceived online.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Seeing more homes being pulled off the market? That's not always a good sign.

Many sellers are waiting for a "better time" or hoping to relist as "new." But when everyone's doing it, it can be a warning that the market is shifting.

Canceled listings are warning sign number four. Are you seeing it in your market?

[Kati Spaniak - Truth In Real Estate @katispaniak]

A seller called a foundation expert about a small crack. The crack was fine... but suddenly she was told there were $40,000 worth of other problems.

This is why you need to be careful who you bring in before listing. One opinion can create stress, confusion, and even disclosure issues.

Always get a second opinion and talk to an experienced agent before you panic.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Is your home listing reaching the right people? Remember: the more specific your target, the smaller your pool. Find the balance between knowing your buyer and keeping your reach wide.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Confused about a document? Don't sign it.

You have every right to fully understand what you're signing before putting pen to paper. Ask questions. Ask your agent. And if the explanation doesn't make sense, keep asking until it does.

A good agent should be able to walk you through the details and help you make informed decisions—not pressure you into signing something you don't understand.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Virtual staging might make your photos look amazing, but what happens when buyers walk through the front door and reality doesn't match the pictures?

If buyers fall in love online and then feel disappointed in person, you've already lost them. Virtual staging can get people in the door, but it won't fix clutter, deferred maintenance, or a home that isn't presentation-ready.

The goal isn't just more showings. The goal is getting offers.

[Kati Spaniak - Truth In Real Estate @katispaniak]

If your home has been on the market for 2 weeks with little to no showings, the price is too high.

If you've had 15 showings and no offers, the price is too high.

Your agent's job is to get buyers through the door. If buyers are coming to see the home but no one is writing an offer, that's usually not a marketing problem—it's a pricing problem.

Pricing is everything.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Do you really need an open house?

Not always.

Open houses can be useful in certain situations, but they aren't mandatory. If your agent recommends one, ask why. Is it to manage a busy weekend of showings? Generate more interest? Or something else?

Every home and every seller is different. If you don't want an open house, you don't have to have one. Make sure there's a strategy behind it—not just a routine.

[Kati Spaniak - Truth In Real Estate @katispaniak]

No showings? No offers? The market is telling you something.

My rule of thumb: if you've been on the market for two weeks with little to no showings, your price is likely too high. If you've had 15 showings and no offers, your price is definitely too high.

The longer you chase the market, the harder it gets. Pricing correctly from the start is everything.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Can you change the buyer’s agent commission after signing your listing agreement? Maybe.

Every agreement is different, so start with a conversation with your agent. Just keep in mind they may have already been marketing that commission to other agents, so it's important to understand the impact before making any changes.

[Kati Spaniak - Truth In Real Estate @katispaniak]

Lighting is one of the easiest and most affordable updates you can make before selling. The wrong light bulbs can make a home feel cold and uninviting, while warm, consistent lighting makes buyers feel comfortable the moment they walk in.

A simple switch to warm bulbs and matching lighting throughout the house can completely change how a home feels—and buyers shop with their emotions first.