Tag: how to sell my house

Selling a house in Washington DC is not the same as selling one in Maryland or Virginia. The District has its own disclosure requirements, its own tax structure, and — if anyone is living in the property — a tenant purchase law with no real equivalent in either neighboring state. Sellers who assume the process works like the suburbs tend to find that out late, usually while a contract is already under way.

Here is the process end to end.

Step 1: Decide how you are selling

There are three realistic routes, and they differ far more in time and certainty than in headline price.

• List with an agent. Highest gross price in most cases. You pay commission, you make the house presentable, and you accept that the buyer’s financing can fall through weeks in.
• Sell it yourself. No listing commission, but you are handling disclosures, showings, and contract review on your own — and most buyers still arrive with an agent who expects to be paid.
• Sell to a cash buyer. Lower gross price, no repairs, no financing contingency, and a closing date you choose. This is the route that exists for speed and certainty rather than top dollar.

None of these is the right answer in the abstract. A renovated house in a strong ward with a patient owner belongs on the market. An inherited property with a leaking roof and a seller who lives in another state usually does not.

Step 2: Deal with the tenant question first

If anyone rents the property, stop and look at the Tenant Opportunity to Purchase Act before you do anything else. TOPA gives DC tenants the right to buy the property before it is sold to someone else, on the same terms. You must give notice, and the tenant has a statutory window to respond and then to negotiate and settle.

The law was amended in 2018 to substantially exempt single-family homes, so a rented rowhouse and a rented four-unit building are not treated the same way. Which category your property falls into is the single most consequential thing to establish early — it can add months to a sale, and getting the notice wrong can undo a closing after the fact. This is a question for a DC real estate attorney, not for a blog post.

Step 3: Gather what DC requires

Expect to produce, at minimum:

• A seller’s disclosure statement covering the condition of the property and its systems
• A lead paint disclosure, if the house was built before 1978 — which describes most of DC’s housing stock
• Condo or co-op resale documents, if applicable, which the association charges for and takes time to produce
• Clean hands certification — DC will hold up transactions and permits when there are outstanding debts to the District
• Your payoff figures from any lender, plus any liens you may not know about

That last item catches people. Unpaid water bills, DCRA fines, and contractor liens surface at title search, not before, and they get settled out of your proceeds.

Step 4: Understand what leaves your proceeds

The sale price is not the number you keep. In a typical DC transaction the seller pays the deed transfer tax, which is charged as a percentage of the sale price and steps up above a price threshold. The buyer customarily pays recordation tax at a similar rate — customarily, meaning it is negotiable and sometimes ends up split differently.

On top of that: agent commission if you listed, your loan payoff, any liens, and your share of property taxes for the year. Between transfer tax and commission alone, a listed DC sale commonly gives up a high single-digit percentage of the price before anything else is deducted.

Rates and thresholds change. Confirm the current figures with your title company before you rely on any specific number — including any you read here.

Step 5: Contract to closing

A financed DC sale generally runs 30 to 45 days from ratified contract to settlement, and that clock starts only after you find a buyer. Inspection and appraisal both sit inside that window, and either can reopen the price. If the appraisal comes in low, you are renegotiating with a buyer who has already mentally moved in.

A cash sale skips the appraisal and the lender entirely, which is why it closes in days rather than weeks.

When a cash sale is the better trade

Listing is the right call when the house shows well, you can afford to carry it for a few months, and nothing about your situation is urgent.

It is the wrong call when the house needs work you cannot fund, when it is sitting empty and accruing costs, when you inherited it and live somewhere else, or when a deadline — a foreclosure date, a job move, a settlement — is doing the deciding for you. In those cases the certainty is worth more than the last several percent of price.

8 Day Home Sale buys houses in Washington DC for cash, in any condition, with no repairs and no commission, and closes on the date you pick. We also buy in Maryland and Virginia. If you want to know what your house is worth as a cash sale before you commit to anything, request an offer or call (301) 242-SELL.

This article is general information, not legal or tax advice. DC’s rules around tenants, disclosures, and transfer taxes have real consequences — talk to a DC real estate attorney about your specific situation.