by Nancy Keeshan
As the crazy summer season winds down, fall presents a golden opportunity to sell a home. Traditionally, it has always been an excellent time to list—and here’s why.
Many buyers have been coming to Montauk for years and have fallen in love with the area. They’ve rented homes, explored the neighborhoods, eaten at local restaurants, surfed, golfed, walked the trails, and become connected to the community. They’ve followed the market and have a pretty good idea of what homes here cost. Basically, they’ve “dated” Montauk—and now they’re ready to commit. If you’re a seller, it can be an ideal time to make a move. Buyers who have spent the summer thinking about a purchase are often ready to act, and many would like to close before the end of the year.
There’s another advantage to selling in the fall: Montauk still looks great. The landscaping is green with just a touch of gold, the summer crowds have disappeared, and it’s much easier to get around. It’s also easier to find contractors and other professionals to take care of those repairs or improvements you may have been putting off.
Selling a home, however, requires much more than putting up a “For Sale” sign. Today’s buyers are sophisticated and informed. If you’ve never sold a home before, having the right real estate broker can make the process much easier. A good broker will guide you through everything from preparing the property and setting the right price to marketing, negotiating, and closing. Ask friends and neighbors for referrals, or consider reaching out to the brokerage you worked with when you originally purchased your home. But I can’t stress enough the importance of working with a local broker. In a market like Montauk, local knowledge matters. You want someone who knows the streets, understands the properties, knows the buyers, and is here to answer the phone and open the door when an opportunity comes along.
You’ve Decided to Sell. What’s Next? Start by getting organized. Gather the important documents relating to your property—surveys, deeds, certificates of occupancy, tax records, permits, and anything else you may need. Keep everything together in one place. You may not need it immediately, but you will eventually need much of it for the sale and closing.
You’ll also want to assemble your professional team. A trusted real estate attorney is an important part of the process in New York, and a local attorney can be particularly helpful with permits, taxes, and building requirements. Did you build a deck? Add a pool? Make an addition? It’s better to discover any permit or documentation issues before you have a buyer than during the transaction. It’s also smart to talk with your accountant or financial advisor before listing so you understand the potential tax and financial implications of the sale.
Pricing and Preparing Your Home! Your broker should prepare a comparative market analysis, or CMA, looking at recent sales, current competition, location, condition, and other factors that make your property unique. Overpricing can cause a property to sit on the market, while pricing too low can leave money on the table. The goal is to find the right price—one that reflects the market and attracts serious buyers.
Then it’s time to prepare the house. Declutter, depersonalize, make those small repairs you’ve been putting off, and make sure the landscaping looks its best. If appropriate, consider staging. In the Hamptons, buyers expect homes to show well. Whether your best feature is an ocean view, beautiful gardens, a pool, or a renovated kitchen, first impressions matter.
What’s Your Strategy? Finally, you and your broker need to decide how you want to approach the sale. Are you looking for a quick sale, or are you willing to wait for the right buyer? Are you hoping for the highest possible price, or are you more interested in fair market value and moving on? There’s no right answer. Every seller has different priorities.
I’ve always felt that “time is a currency of its own”. Are you willing to wait months for an offer that might be a little higher? Or are you ready to move on to the next chapter of your life and “spend” that time somewhere else? Sometimes it’s not simply about getting the highest price. It’s about understanding what your time is worth.
What the timeline from Contracts to Closing? Sellers often ask how long the process takes. The timeline varies, but after an offer is accepted, it can take a week or two—or sometimes longer—to negotiate and sign a contract. Once signed, the closing process can take several weeks to a few months. Financing is often the biggest factor. A buyer obtaining a mortgage will need time for underwriting, appraisal, and loan approval. Cash transactions can sometimes move faster, although there are still legal, title, inspection, and other details to work through.
Ultimately, selling your Montauk home is about more than the transaction. Maybe you’re relocating, moving to a larger home, downsizing, or simply ready for something new. Whatever the reason, selling real estate can be complicated and stressful. Having the right information, being prepared, assembling the right professionals, and having a broker you trust can make all the difference.
Fall may be the perfect time to make your move! After all is said and done, selling your home isn’t really just about where you’re going to live next. It’s about where you’re going next in life.