Selling a home in Spokane or North Idaho often begins before you’re ready for a sign in the yard. You may be wondering what it could sell for, which projects are worth doing, or how to buy the next place without turning the whole move into a juggling act. Those are good questions to bring to an early conversation.
I’m Josiah Boone, a Windermere real estate broker with more than 20 years of experience. I help sellers across Spokane, Colbert, Green Bluff, Spokane Valley, Liberty Lake, Coeur d’Alene, and Post Falls work through those decisions. You can expect a clear recommendation, the reasoning behind it, and room to decide what works for you.
Seller services | Pricing | Preparation and costs | Marketing and negotiation | Selling and buying together
What I Help You Manage
I help you work out the price, choose a sensible preparation plan, and present the home to buyers. Once we’re on the market, I keep you informed about showings and feedback, help negotiate offers, and follow the details through inspection, appraisal, title, escrow, and closing. You should know what’s happening and why it matters to your plans.
There will be decisions along the way that don’t have an automatic answer. Should you make that repair, adjust the price, or consider a buyer’s request? I’ll explain my recommendation and the tradeoffs, with your larger goal in mind. We’ll agree on the services, marketing plan, and compensation before moving forward.
The neighborhood is part of the story we tell buyers. My Colbert community guide, Mead community guide, Green Bluff community guide show the everyday details that help put a property in context. They are a useful introduction, while your pricing recommendation will depend on your particular home and current market evidence.
1. Pricing When Comparable Sales Tell an Incomplete Story
Recent sales are the starting point. They are not always a complete answer, especially for a home with acreage, an unusual layout, a shop, a view, or few close substitutes. An automated estimate cannot ask whether the acreage is usable or notice that one home’s lower level feels very different from another’s.
I compare the most relevant closed sales with the choices buyers have today. We’ll consider condition, location, layout, improvements, timing, and available information about concessions. Pending and active listings help us understand competition, although an asking price is not proof of what a buyer will pay.
When the evidence is limited, I’ll explain the uncertainty and recommend a range and a listing strategy. We’ll also decide what early market response should prompt a second look. That might include showing activity, consistent feedback, new competition, or a comparable sale that changes the picture.
For example, a substantial shop may be valuable to the right buyer without adding its construction cost dollar for dollar to the sale price. My job is to help distinguish the feature’s usefulness, the available market evidence, and what we can reasonably ask buyers to recognize.
2. Preparation, Costs, and Improvements Worth Questioning
Before you order new countertops, let’s walk through the house. Sometimes the best preparation plan is a focused list of cleaning, repairs, lighting, paint, and presentation changes. Sometimes a larger project deserves consideration. The goal is to spend where it has a reasonable chance of improving the result.
I’ll help separate issues that could interfere with financing or closing from presentation improvements and optional upgrades. For larger work, we’ll consider contractor estimates, the time involved, the likely buyer response, and whether a different price or negotiated concession would make more sense.
A brand-new kitchen may be lovely, but buyers do not automatically reimburse the invoice. Highly personal finishes, extensive remodeling shortly before selling, and improvements that outpace nearby alternatives deserve a careful conversation. I’d rather help you avoid an unnecessary project than admire it after the money is spent.
Look at Proceeds, Not Just the Sale Price
We’ll build an estimated net sheet that accounts for mortgage payoffs, agreed brokerage compensation, applicable taxes and closing charges, preparation expenses, potential concessions, and moving costs. I’ll help obtain estimates from the appropriate providers. The figures will change as the transaction develops, so we’ll revisit them when evaluating offers.
A slightly higher price can leave you with less if it comes with larger credits, extra carrying costs, or repairs you had not budgeted for. Understanding that early makes the later decisions easier.
3. Marketing, Negotiation, Inspection Issues, and Closing Risk
Help Buyers Understand What the Home Offers
We’ll plan the listing around the property’s strongest, supportable features and how the space works in everyday life. Professional photography, thoughtful written details, accurate property information, and a coordinated launch help buyers understand what they are seeing.
I draw on Windermere’s marketing resources and professional network, with the specific mix of online exposure, video, floor plans, open houses, and other materials matched to the property and our agreed plan. A home with acreage may need a clearer explanation of access and usable space. A smaller home may benefit from showing how efficiently the rooms work together.
Once the home is available, I’ll keep you informed about showings, feedback, and competing listings. We’ll interpret the response in context. More views are useful only if they are moving us toward qualified interest and a workable offer.
Compare the Whole Offer
I’ll help you weigh price, financing, buyer qualifications, contingencies, earnest money, closing dates, possession, and estimated proceeds together. We’ll consider what must happen before each offer can close and how a delay could affect your plans.
For example, an offer with a higher price and substantial credits may produce less than a lower offer with fewer costs. A buyer who needs to sell another property brings a different timing question than one whose funds are already available. Neither offer is automatically the wrong choice. The details tell us what to negotiate and what to plan for.
Keep Inspection Negotiations in Perspective
A long inspection report does not mean every item deserves the same response. I help sort routine maintenance from substantial defects, lender concerns, and findings that need a qualified specialist. We can then compare the cost and practicality of repairs, permitted credits, or other negotiated terms.
Before you commit to a repair, we’ll ask who can do it, what records are needed, and whether the timing is realistic. A clear agreement is a lot more useful than everyone having a slightly different idea of what “fixed” means.
Watch the Details That Can Delay Closing
An accepted offer is an important milestone. Financing, appraisal, title matters, insurance, repair completion, and the timing of funds can still affect the finish. I coordinate with the other broker, lender, title, and escrow so we can raise concerns early and respond while there are options.
We’ll also confirm possession arrangements and keep your moving plans aligned with the transaction. If you are purchasing another home, this coordination becomes especially important.
4. Selling Your Home While Purchasing the Next Property
If you’re considering purchasing first, my buyer guide explains options for buying before your current home sells.
Two transactions need one coordinated plan. Before we choose a sequence, I want to understand how much of your equity you need for the purchase, what your lender will approve, how readily we expect your current home to sell, and how particular you need to be about the next one.
Here are four approaches we can compare. The right fit depends on your finances, the available homes, and your comfort with the tradeoffs.
Option 1: Sell and Close Before You Buy
You complete the sale first, know the proceeds available, and then purchase. This can simplify the next offer and avoid carrying two owned homes. The tradeoff is arranging somewhere to live if the next purchase is not ready.
We can explore temporary housing or, if the buyer and other requirements allow it, a written agreement to remain in the home briefly after closing. We’ll account for the cost, moving logistics, and a firm end date. A stay after closing needs an agreement, not a handshake and optimistic packing plans.
Option 2: Buy With a Home-Sale Contingency and Coordinate the Closings
You pursue the next home with contract terms that make the purchase dependent on selling or closing your current property. This can help connect the two moves without committing to own both homes indefinitely.
The seller must accept those terms. The status of your sale, deadlines, and any provision allowing the seller to consider another buyer all matter. I’ll help you evaluate the actual agreement and coordinate the dates, with a backup plan if one closing moves.
Option 3: Buy First Using Available Funds and Approved Financing
If your lender confirms you qualify and you have sufficient funds and reserves, you may be able to purchase before selling. That can provide time to move and prepare the old home after it is empty.
The tradeoff is exposure to overlapping payments, maintenance, insurance, and an uncertain final sale price. We’ll look at a slower-sale scenario as well as the hoped-for one. If your plan includes applying sale proceeds to the new mortgage later, confirm the lender’s rules and whether that would change the required payment before relying on it.
Option 4: Explore Bridge or Other Equity-Based Financing
When the down payment is tied up in your current home, a lender may be able to evaluate a bridge loan or another eligible way to access that equity. This can make buying first possible in some situations, but availability and qualification are specific to the borrower, property, and program.
We’ll ask the lender to explain the total cost, repayment requirements, carrying obligations, and what happens if the sale takes longer or brings less than expected. Additional financing should solve the timing problem without creating a larger one.
How We Choose Among the Options
I’ll help you compare expected proceeds, available cash, monthly obligations, temporary housing costs, and the consequences of a delay. Your lender confirms financing eligibility and terms. Together, we can choose a sequence and a fallback plan before you commit to the next property.
For additional background, Windermere’s buying and selling resources discuss coordinated moves, contingencies, and temporary financing. The options available to you depend on your contract and lender approval.
Let’s Start With Your Home and Your Plans
You don’t have to finish the projects before inviting me into the conversation. In fact, I’d rather talk before you spend the money. Tell me what you’re considering, and we can sort out what deserves attention, what can wait, and how the sale fits your next move.
Call or text 509-389-0733 or email me. If you’re still exploring where to go next, take a look at my community guides or read about past clients’ experiences. I’m available for calls and texts from 7 a.m. to 8 p.m. daily, with office meetings by appointment.
