What does listing with Ryan look like?
If you have 30 to 60 days and the house is in decent shape, listing usually puts the most money in your pocket. Ryan is your agent through Coldwell Banker Realty, with full NorthstarMLS exposure, pricing from a comparative market analysis (CMA) and a prep plan that skips repairs that won’t pay back.
The trade-off: it takes longer, you’ll do some prep and showings, and you pay a standard commission. Ryan puts the listing net next to our cash offer in writing so you can compare.
Why would a cash buyer tell you to list?
Because most houses that are in decent shape sell for more on the open market than any investor will pay. We make our living buying houses that need work or come with a problem attached. When yours doesn’t, the honest answer is to list it.
Most cash buyers don’t offer this. They have one tool, so every house looks like a cash deal to them. We have four ways to sell your Twin Cities house, and Ryan’s job on the first call is to figure out which one nets you the most. You’ll see why in when you should not sell to us.
Who is listing the best fit for?
- Time on your side. You can wait 30 to 60 days to get under contract and another month or so to close.
- A house buyers can finance. No major structural, roof or safety issues that an FHA or VA appraisal would flag.
- Equity to work with. After commission, deed tax and closing costs, you still walk away with a number you’re happy with.
- Energy for showings. You can keep the house show-ready for a few weeks, or it’s vacant and easy to show.
If one of those is missing, a cash sale or a creative financing structure may still be the better choice. Ryan will say so.
How do we price your house?
Ryan starts with a CMA: recent sales of similar houses within a short distance, adjusted for size, condition, bedrooms, lot and location. Twin Cities neighborhoods vary block by block. A 1920s bungalow near a Minneapolis lake and one a mile away can sell $80,000 apart. The CMA sets a realistic list price.
Then the net sheet: the list price minus commission, Minnesota deed tax (about 0.33% of the price, slightly more in Hennepin and Ramsey counties), title and closing fees, prep costs, and the monthly cost of holding the house until closing. Our cash offer goes right next to it. See a full $300,000 example in the cash vs. list net sheet, or run your own numbers in the calculator.
What prep actually pays back?
Jordan knows what repairs cost. Ryan knows what buyers pay for. Between them, they sort your to-do list into three piles:
| Do it | Maybe | Skip it |
|---|---|---|
| Deep clean, declutter, paint in neutral colors | Refinish hardwood floors | Full kitchen remodel |
| Fix safety items and anything that blocks buyer financing | Replace worn carpet | Bathroom gut renovation |
| Required Truth in Sale of Housing repairs | Update light fixtures | New windows throughout |
| Yard cleanup and a tidy front entry | Fresh caulk and grout | Finishing an unfinished basement |
The goal is the highest net, not the prettiest house. The Twin Cities listing prep guide has a week-by-week plan.
What are the Minnesota rules you’ll run into?
Seller disclosure. Minnesota requires you to disclose material facts you know about under Minn. Stat. 513.52 to 513.60. Separate disclosures cover wells, septic systems and radon. “As-is” does not waive these. Read what as-is does not waive.
Point-of-sale inspections. Minneapolis requires a Truth in Sale of Housing evaluation for most one- to four-unit homes before listing. St. Paul has its own evaluation. Some suburbs require inspections too. Ryan checks your city at the walkthrough.
Buyer inspection and appraisal. Financed buyers usually get an inspection and the lender orders an appraisal. Either can reopen the price. Ryan negotiates repair requests and seller concessions so small items don’t blow up the deal.
What if the listing doesn’t sell?
Then you’re not starting over. Ryan can adjust the price or the marketing and relist, or you can take our cash offer and close in 7 to 14 days. A buyer’s financing falling through two days before closing is painful. It’s less painful when your agent’s family can still buy the house. If your last listing expired with another agent, read why your house didn’t sell.
How do you know the advice is fair?
It’s a fair question when your agent’s brothers also buy houses. Here’s how we handle it: you get all four paths in writing, with numbers, before you sign anything. When we buy directly, Ryan discloses his license status in writing, as Minnesota requires. And the listing is supervised by Coldwell Banker Realty. More in when your agent’s family also buys houses.
