Seller FAQs

The most reliable way to find out what your home is worth in today's market is to request a Comparative Market Analysis — commonly called a CMA — from a local real estate professional. A CMA looks at recent sales of comparable properties in your area, current market conditions, and the specific features of your home to arrive at a realistic price range. Online estimates like Zillow's Zestimate can be a rough starting point, but they're notoriously inaccurate in rural and mountain west markets like ours. A local agent who knows the Cody and Yellowstone corridor market will give you a far more accurate picture. We offer free CMAs — just reach out.

We look at three key things: what comparable homes have actually sold for recently in your area, what's currently on the market competing with your property, and what's been sitting without selling and why. We combine that data with a thorough walk-through of your property to account for condition, upgrades, location, lot size, and unique features. The goal is to price your home where it attracts serious buyers quickly — not so high it sits, and not so low you leave money on the table.

This is one of the most common pricing mistakes sellers make, and it usually backfires. Overpriced homes sit on the market longer, which causes buyers to wonder what's wrong with the property. The longer a home sits, the more negotiating power shifts to the buyer. In many cases, sellers who price realistically from the start end up netting more than those who price high and eventually reduce. We'll be honest with you about where your home should be priced, even if it's not the number you were hoping to hear.

In our market, location and views are enormous value drivers — proximity to Yellowstone, mountain or river views, and acreage all command significant premiums. Beyond that, the standard factors apply: square footage, number of bedrooms and bathrooms, garage space, lot size, age and condition of major systems like HVAC and roof, kitchen and bathroom updates, and overall curb appeal. The Cody market also responds strongly to properties that feel move-in ready versus those that clearly need work.

Sometimes, yes — especially in a strong seller's market or with a cash buyer who doesn't require a lender appraisal. However, if a buyer is financing their purchase, the lender will require an appraisal, and they typically won't lend more than the appraised value. If your home appraises below the sale price, either the buyer covers the gap in cash, you reduce the price, or the sale falls through. We factor all of this into our pricing strategy from the start.

The process typically follows five main phases. First, we meet to evaluate your property, discuss your goals, and establish a listing price. Second, we prepare your home for the market — photography, staging guidance, any recommended pre-listing fixes, and marketing materials. Third, we go live: your listing hits the MLS, our website, social media, and all the major home search platforms. Fourth, we manage showings, review offers with you, and negotiate on your behalf. Fifth, we guide you through the contract-to-close phase — inspections, appraisal, title work, and all the paperwork — until the keys are handed over and funds are in your account.

Market conditions, price point, and property type all play a role. In a balanced market, well-priced homes in the Cody area typically go under contract within 30 to 60 days. Luxury or specialty properties, rural acreage, and homes that are significantly above the median price point may take longer to find the right buyer. Once under contract, closing typically takes 30 to 45 days depending on the buyer's financing. We'll give you a realistic timeline expectation based on your specific property when we meet.

Earnest money is a deposit the buyer submits shortly after their offer is accepted, held in a trust account, to demonstrate that they're serious about the purchase. In Wyoming, the amount is negotiated as part of the offer — typically one to two percent of the purchase price, though it can be more. If the buyer backs out for a reason not covered by a contract contingency, the earnest money may be forfeited to you as the seller. If the sale closes, it's applied toward the buyer's down payment or closing costs.

Most offers include an inspection contingency — giving the buyer the right to have the home professionally inspected and to negotiate repairs or credits based on the findings. Financing contingencies are standard for buyers getting a mortgage, protecting them if their loan falls through for reasons outside their control. Appraisal contingencies protect buyers if the home doesn't appraise at the purchase price. Some buyers also include a sale contingency if they need to sell their current home first. We'll walk you through every contingency in any offer you receive so you understand exactly what you're agreeing to.

After an offer is accepted, the buyer typically has a specified number of days to have the property professionally inspected. The inspector will examine the structure, roof, foundation, electrical, plumbing, HVAC, and other systems. Buyers often use inspection findings to request repairs, ask for a price reduction, or in some cases request a credit at closing. As your agent, we help you evaluate every repair request and negotiate a fair outcome. Not every inspection item needs to be fixed — we'll help you determine what's reasonable and what isn't.

The two biggest costs for sellers are typically the real estate commission and closing costs. Beyond those, you may have costs for pre-listing repairs or improvements, staging, and potentially paying off any remaining mortgage balance. We'll prepare a seller's net sheet for you — a clear breakdown of estimated costs and what you can expect to walk away with at closing — so there are no surprises.

A real estate commission is the fee paid to the real estate agents involved in the transaction for their services. Traditionally, the seller has paid the total commission, which is then split between the listing agent and the buyer's agent. Commission structures have been evolving in the industry, and we'll have a direct, transparent conversation with you about commission before you sign anything. You'll know exactly what you're paying and what you're getting for it.

In Wyoming, sellers typically pay for the owner's title insurance policy, their share of any property taxes prorated to the closing date, real estate commission, and any agreed-upon repairs or credits. You may also have recording fees, document preparation fees, and any outstanding liens or mortgage payoff amounts. Wyoming does not have a state income tax, which is a meaningful advantage compared to many other states. We'll walk you through a full estimated closing cost breakdown so you know exactly where you stand before you ever accept an offer.

A seller's net sheet is a document that estimates your total proceeds from the sale after all costs are deducted — mortgage payoff, commission, closing costs, and any other expenses. It's essentially a preview of what you'll walk away with at closing. We prepare a net sheet for our seller clients at the beginning of the process and update it as terms are negotiated so you always have a clear picture of your bottom line.

Potentially, yes. Federal capital gains tax may apply if your profit exceeds the IRS exclusion amounts — currently up to $250,000 for single filers and $500,000 for married couples filing jointly, provided you've lived in the home as your primary residence for at least two of the last five years. Wyoming has no state income tax, which simplifies things considerably. However, every situation is different, and we strongly recommend consulting with a tax professional or CPA before closing to understand your specific tax position.

We use a multi-channel marketing approach designed to put your property in front of the widest qualified audience possible. Your home will be listed on the MLS, which syndicates to Zillow, Realtor.com, Trulia, and dozens of other platforms. We feature it prominently on our own website and market it through social media. Professional photography is standard — because first impressions in real estate happen online, and beautiful images make an enormous difference in how many buyers actually schedule showings.

Yes, always. The vast majority of buyers begin their home search online, and the photos are the first thing they see. Poor photography is one of the most damaging things that can happen to a listing — it causes buyers to scroll past before they ever consider scheduling a showing. Professional photos that showcase your home's best features in great light are a non-negotiable part of how we go to market.

Yes. When we list your home on the Wyoming MLS, it automatically syndicates to Zillow, Realtor.com, Trulia, Homes.com, and all the major home search portals where buyers are actively looking. This happens within hours of your listing going live. Buyers searching the Cody and Yellowstone area from anywhere in the country — or the world — will be able to find your property.

Open houses can be an effective tool in the right market and for the right property, and we'll discuss whether they make sense for your specific situation. In the Cody area, where some buyers are relocating from out of state and visiting specifically to tour properties, a well-timed open house can generate real interest. We'll be strategic about it rather than just holding one for the sake of it.

The Yellowstone gateway region attracts buyers from across the country — retirees, remote workers, outdoor enthusiasts, and investors drawn by Wyoming's wide-open spaces, low taxes, and quality of life. Our digital marketing reach extends well beyond the local area. We write listing descriptions and create marketing content that speaks directly to the out-of-state buyer mindset, highlighting the lifestyle, location, and unique features of living near Yellowstone. We also make virtual tours and detailed information easily accessible for buyers who haven't yet visited in person.

That depends on the repair. Not every fix is worth the investment before listing — but some absolutely are. Obvious deferred maintenance, safety issues, and cosmetic problems that show poorly in photos are usually worth addressing. Major renovations like kitchens and baths rarely return their full cost in a sale. We'll do a walk-through with you and give honest, specific recommendations on what to fix, what to leave, and what to disclose — so you spend money where it actually matters to buyers.

It genuinely does. Staged homes photograph better, show better, and statistically sell faster and for more money than unstaged homes. You don't necessarily need to hire a professional stager — sometimes it's as simple as decluttering, depersonalizing, rearranging furniture, and adding some fresh touches. We provide staging guidance as part of our listing preparation process and will point out specifically what to address in your home before we go live.

It's almost always better if you're not. Buyers feel more comfortable exploring and having candid conversations when the owner isn't present. They're less likely to linger in rooms they love or ask questions freely if they feel like they're intruding. It can be inconvenient, but giving buyers the space to envision themselves in the home genuinely helps your sale. We coordinate all showings and always have a licensed agent present or accompanying the buyer's agent.

Wyoming requires sellers to complete a Seller's Property Disclosure form that covers the known condition of the property — things like roof condition, foundation, electrical, plumbing, water source, and any known defects or issues. The rule in Wyoming is straightforward: disclose what you know. Concealing known material defects can result in serious legal consequences after closing. We'll walk you through the disclosure process carefully and help you complete it accurately so you're fully protected.

Extremely important. Curb appeal is the buyer's first impression — and first impressions form in seconds. A home that looks well-maintained and inviting from the outside sets a positive emotional tone before the buyer ever steps inside. In Wyoming, that often means tidy landscaping, a clean driveway, a fresh front door, and making sure the exterior paint and trim are in good shape. We'll give you specific curb appeal recommendations for your property as part of our pre-listing consultation.

We present every offer to you promptly, in writing, with a clear explanation of all the terms — not just the price. We review the offer price, earnest money amount, contingencies, financing type, requested closing date, and any other conditions the buyer has included. Then we talk through your options: accept, reject, or counter. We never pressure you toward any particular decision — our job is to make sure you fully understand what you're looking at so you can make the best choice for your situation.

Not automatically — but don't dismiss it either. The first offer often comes from the most motivated buyer, and in some markets, it's the strongest offer you'll see. The right answer depends on how the offer compares to your expectations, how long the property has been on the market, and current market conditions. A cash offer with no contingencies at a slightly lower price might actually be better than a higher financed offer with lots of conditions. We'll help you evaluate every offer on its full merits, not just the number on the first line.

Yes, and it's a great position to be in. When multiple offers come in, you can accept the best one, counter one while holding the others, or ask all buyers to submit their highest and best offer by a deadline. We'll walk you through the multiple-offer process carefully, because it requires some specific disclosures and protocols to handle fairly and legally. Having multiple offers gives you real negotiating power — and we know how to use it to your advantage.

A counteroffer is your response to a buyer's offer when you want to change one or more terms — usually the price, closing date, contingencies, or requested repairs. When you counter, the original offer is technically off the table and the buyer can accept your counter, reject it, or counter back. This back-and-forth is completely normal and is part of how a final agreement gets reached. We're experienced negotiators and will help you craft counteroffers that protect your interests without unnecessarily killing a deal.

A cash offer means the buyer is purchasing without a mortgage — they have the funds available and don't need lender approval. Cash offers typically close faster, have fewer contingencies, and carry less risk of falling through. A financed offer means the buyer is getting a mortgage, which adds an appraisal requirement and a lender approval process. Financed offers are not a red flag — most homes sell to financed buyers — but they do add steps and a bit more uncertainty. We'll help you weigh the pros and cons of any offer type you receive.

Under contract means a buyer has made an offer, you've accepted it, and both parties have signed a purchase agreement. The property is effectively reserved for that buyer while the contract's contingencies are worked through. It's an exciting milestone but not yet the finish line — most contracts have inspection, financing, and appraisal periods that still need to be completed before the sale is final.

A title search is a review of public records to confirm that you legally own the property and that the title is free of any liens, judgments, or legal claims that could complicate the sale. In Wyoming, a title company typically handles this process. The title company also issues title insurance — for the lender and often for the buyer — that protects against any title issues that might surface after closing. It's a standard and essential part of every real estate transaction.

At closing, you'll need a valid government-issued photo ID, any keys, garage door openers, gate codes, and access items for the property, and any documents the title company requests. If you have a remaining mortgage, the title company will handle the payoff directly. We'll make sure you know exactly what to expect and what to bring well in advance so closing day is smooth and straightforward.

In most cases, you receive your net proceeds on the day of closing or the following business day via wire transfer or check, depending on how your title company processes funds and what you prefer. The title company receives all funds from the buyer and lender, pays off your mortgage if applicable, deducts closing costs and commission, and wires or cuts a check for your net proceeds. We'll make sure you know exactly what to expect before closing day.

The most common reasons a sale falls apart after contract are financing issues — the buyer doesn't get final loan approval — a low appraisal that the parties can't resolve, inspection findings that lead to an impasse on repairs, or a buyer simply getting cold feet and exercising a contingency to exit. Experienced agents on both sides of a transaction work hard to keep deals together when problems arise. Our job is to anticipate issues before they become deal-breakers and find workable solutions when they do come up.

The best time to sell is always when your personal circumstances make it the right move for you. That said, the Cody and Yellowstone corridor market has seen sustained interest from buyers drawn by Wyoming's lifestyle, low taxes, outdoor recreation, and proximity to one of the most iconic national parks in the world. We'll give you an honest read on current market conditions — inventory levels, buyer demand, and recent comparable sales — so you can make an informed decision about timing.

The buyer pool for Cody and the surrounding region is diverse and genuinely interesting. We see retirees and pre-retirees seeking wide-open spaces and a quieter pace of life. We see remote workers who can live anywhere and choose Wyoming for the scenery, the community, and the tax advantages. We see outdoor enthusiasts — hunters, anglers, hikers — for whom proximity to Yellowstone, the Shoshone National Forest, and the Bighorn Basin is a major draw. And we see investors who recognize long-term value in this part of the Mountain West.

Absolutely, and it's one of the most compelling selling points in our market. Cody sits at the eastern entrance to Yellowstone National Park — a location that draws millions of visitors annually and carries enormous name recognition and desirability. For buyers who want to live near a natural wonder, our market is genuinely one of a kind. We highlight this location advantage prominently in our listing marketing because it resonates deeply with out-of-state buyers in particular.

Yes. Like most mountain west markets, spring and early summer tend to be the most active buying seasons here, when weather improves and families are planning moves before the school year. That said, serious buyers come through all year, and a well-priced home in a low-inventory market can sell in any season. If you're thinking about selling in winter, don't automatically wait — inventory is often lower, which means less competition for your property.

Move-in ready homes at or below the median price point tend to move fastest in any market, and Cody is no exception. Properties with views, acreage, or unique features tied to the landscape and outdoor lifestyle also generate strong interest. Homes that photograph beautifully and are priced accurately from the start consistently outperform those that need work or are priced aspirationally. We'll help you position your property to attract the buyers most likely to love it and move quickly.

You're not legally required to use an agent, but most sellers who try to go it alone — what's called FSBO, or For Sale By Owner — end up selling for less than they would have with professional representation, often more than enough to offset the commission. Beyond pricing expertise and marketing reach, an experienced agent handles the legal paperwork, negotiations, and transaction management that can get complicated quickly. Sellers also frequently underestimate how time-consuming and emotionally draining managing their own sale can be. We'll always give you an honest assessment of whether we can add value to your situation.

Look for someone with genuine local market knowledge, a proven track record of listings sold, and a clear marketing plan — not just a promise to "put it on Zillow." Ask how they communicate, how available they'll be, and what their specific strategy is for your property. Look for honesty over flattery — an agent who tells you what you want to hear about pricing is not serving your best interest. And look for someone with experience and credentials. Lola Traylor brings over 35 years of real estate experience and a licensed broker's knowledge to every listing she takes.

Listing agreements are negotiated between the seller and the agent. A typical listing period is three to six months, though this can vary based on the property type, market conditions, and what both parties agree to. We'll discuss a listing period that makes sense for your specific property and situation — and we'll always be transparent about what we're committing to deliver during that time.

Dual agency occurs when the same agent or brokerage represents both the buyer and the seller in the same transaction. In Wyoming, dual agency must be disclosed and agreed to by both parties. As a seller, it's important to understand that a dual agent cannot fully advocate for your interests the way a dedicated seller's agent can, since they're also representing the buyer. We always disclose any potential dual agency situation clearly so you can make an informed decision about how to proceed.

If a home isn't selling, there are typically only a few reasons: price, condition, or marketing. We don't wait until the listing expires to have that conversation. If market feedback suggests an adjustment is needed, we bring that to you proactively with data to back it up. Our goal is to get your home sold — not to let a listing sit and expire. We'll always be honest with you about what the market is telling us and what options make sense.

Yes, absolutely — most homes that sell have an existing mortgage. When the sale closes, the title company pays off your remaining mortgage balance directly from the proceeds, and you receive whatever is left after that payoff and all closing costs. If your home's value is less than what you owe — called being "underwater" or "upside down" — there are options, but the situation is more complex. We can walk through that scenario with you if it applies to your situation.

In Wyoming, fixtures — things permanently attached to the property like built-in appliances, light fixtures, ceiling fans, and window treatments — are generally considered part of the property and convey with the sale unless specifically excluded in the listing. Personal property like freestanding furniture, artwork, and portable items stays with you. If there are specific items you want to exclude — a beloved chandelier, a refrigerator you're taking — we list those exclusions in the MLS and in the purchase agreement so there's no ambiguity.

Yes, and most sellers do. It does require a bit more effort — keeping the home consistently tidy, being ready to vacate for showings on relatively short notice, and making sure pets are managed during buyer visits. It can feel intrusive at times, but we'll help you set up a showing process that works for your schedule and minimizes disruption. The advantage of being occupied is that a lived-in home often feels warmer and more inviting than an empty one.

You're not alone — many sellers find themselves in that position. There are strategies to address it, including negotiating a rent-back agreement with your buyer, which allows you to stay in the home for a period after closing while you find your next place. We can also help you think through your options — whether that's buying in the area, renting temporarily, or relocating. We start with a conversation about your full situation, not just the transaction.

Just reach out — that's truly all it takes to start. We'll schedule a no-pressure, no-obligation consultation where we learn about your property, your timeline, your goals, and any concerns you have. We'll give you an honest assessment of value and a clear picture of how we'd market and manage your sale. There's no commitment required on your part to have that first conversation — and we think you'll leave it feeling a lot clearer about your path forward. We'd love the opportunity to earn your trust and your business.