Answers by James Sumter

Abigail, here’s the simplest way to look at it: The Rule of thumb is to aim for 10%–15% equity (ideally 20%) to cover selling costs and still have money for your next home. At 3 years - Most equity comes from appreciation, not paydown—so value growth matters more than time owned. Make sure to ask your agent - What will you net after selling costs and your loan payoff? Typcially, I see that most sellers need 3–5 years, but the real question to consider is whether your net proceeds put you in a strong position to upgrade. Hope that helps :)

Steph, the decision really comes down to whether the home performs well as an investment and fits your lifestyle. If you sell, you’ll walk away with your net proceeds after ~6–8% in costs, which can be used for your next purchase or other investments. If you rent, compare the expected rent to your total expenses (mortgage, taxes, insurance, maintenance, and potential vacancy) to see if it will cash flow or at least break even. You’ll also want to consider your equity position, the strength of the local rental market, whether you’re comfortable managing a property from out of state (or paying 8–12% for a manager), and potential tax implications—including the capital gains exclusion if you sell now. In short, if the property operates like a solid investment, holding it can build long-term wealth; if it becomes a monthly cost or added stress, selling is usually the cleaner, safer move.

Katherine, great question—and a smart place to evaluate costs. Yes, you can take your own photos, and with today’s phones, they can turn out decent. However, in real estate, photos are your first showing, and “decent” often doesn’t translate into strong buyer interest. Why Professional Photos Matter? Professional photography isn’t just about nicer pictures—it directly impacts: Online clicks and visibility (especially on platforms like Zillow and Realtor.com) Showing activity Buyer perception of value Poor or average photos can make a home feel smaller, darker, and less updated—leading to fewer showings and potentially lower offers. Important Note on Cost In most cases, you won’t be paying for this out of pocket. A strong listing agent typically covers professional photography and marketing as part of their service because it benefits both you and the sale outcome. Bottom Line - You can do it yourself—but from a results standpoint, professional photography is one of the highest-return decisions in the entire selling process. And since it’s usually included by your agent, it’s a cost-saving opportunity you likely don’t need to sacrifice.

Claudia, an unrepresented buyer asking for a 2.5% discount isn’t automatically fair—and it’s not something you owe them. That “saved commission” often reflects professional guidance, and without it, you’re actually taking on more legal and transactional risk, not less. The bigger concern is protecting yourself. DIY buyers can make mistakes with contracts, timelines, and disclosures, which can lead to delays or disputes. Make sure everything is in writing, use a licensed professional (agent or attorney) to handle the paperwork, and avoid advising the buyer—your role is to protect your interests. When it comes to price, evaluate the entire offer (terms, financing, strength), not just their lack of representation. Any concession should be strategic—not automatic. At the end of the day, you’re not just saving commission—you’re potentially taking on more risk. Protect yourself and negotiate from a position of strength. James Sumter Tulsa Premier Home Team 918-805-9315 tulsapremierhometeam.com