What to Expect When Preparing to Sell Your Home in 2025 | Topeka, KS Edition

Written by Cole M. Boling with The Boling Group at KW One Legacy Partners, LLC

Selling your home is a big decision, and as we move into the upcoming spring of 2025, the real estate market continues to evolve. Whether you’re a first-time seller or have been through the process before, knowing what to expect can help you maximize your home’s value and sell quickly. From shifting market trends to new technology, here’s what you need to know when preparing to sell your home in 2025.

1. A Changing Housing Market

The real estate market has fluctuated in recent years, with interest rates, inventory levels, and buyer demand playing key roles. In 2025, sellers can expect:

• Fluctuating mortgage rates: Interest rates may impact buyer affordability, influencing how much they are willing to spend.  There are many uncertainties on what the rates will do this year.  What we know from historical data is that no matter who the new president is, it usually goes up and then falls within quarter 3 of the new term year.  However. Higher rates means less affordable housing but low rates could mean lower prices for homes if demand doesn’t increase.
• More balanced supply and demand: While some areas may still experience a seller’s market, an increase in housing inventory could mean more competition.  In Topeka, we do see more of a balanced market.  We are seeing homes sit longer and not sell as fast as they used to because of unrealistic expectations set forth because sellers usually don’t listen to the advice of a professional real estate agent and list for unreasonable prices.   In Topeka, we have seen prices topping out and somewhat falling.
• Buyers prioritizing affordability: With economic uncertainty, many buyers will focus on value and move-in-ready homes. It’s always important to have a home move in ready.  When a buyer is deciding between your home and another home, they will always factor cost to purchase and cost to repair inside of their buying power.  A buyer does not want to change the paint and the carpet as soon as they move in.  They want new carpet and new paint righ away.  Everything they have to do after purchase costs more for them out of pocket.  The more your house is ready, the higher your appraisal will be as well which will help you net more money.

2. The Importance of Home Staging and Curb Appeal

First impressions matter more than ever in 2025. Buyers expect homes to be well-presented, modern, and move-in ready. To stand out, sellers should:

• Invest in curb appeal: Simple landscaping, a fresh coat of paint, and a clean entrance can significantly boost interest.  This is the first impression beyond everything else.  Every time a buyer has ever walked up to a house and the entrance wasn’t perfect, they never buy the house.
• Stage the home professionally: Declutter, depersonalize, and arrange furniture to highlight space and functionality.  NO YOU DO NOT HAVE to hire an expensive designer to stage your home.  The main way to stage a home is the declutter and take your personal photos off the wall.  You can find inexpensive wall art to replace items without painting.
• Use neutral colors: Modern buyers prefer a clean, bright, and neutral aesthetic that allows them to envision themselves in the home.  This always opens your home up to feel larger and more inviting.  If a buyer wants to change the colors, lighter colors don’t always take extra work to prepare the walls.
• Always focus on smells:  After curb appeal, the scent of your home is one of the biggest factors that can either attract or deter potential buyers. Smell is a powerful sense, often triggering emotions and instincts—sometimes even warning us of danger. For example, the scent of pets may put buyers on alert, making them more cautious about cleanliness and allergens, whereas the comforting aroma of a freshly baked apple pie creates a warm, inviting atmosphere. To ensure your home smells fresh and welcoming, start with a deep clean: shampoo carpets, mop floors, and wipe down walls to eliminate lingering odors. Use subtle, neutral air fresheners like linen or cotton scents that won’t overwhelm visitors. For an added touch of warmth, consider lighting an apple pie-scented candle or using wax melts in the kitchen to create a cozy, homey feel. A fresh-smelling home can make all the difference in leaving a lasting positive impression on buyers.

3. Smart Home Upgrades Can Make a Difference

In 2025, buyers will continue to look for homes that offer convenience and efficiency. Adding smart home features can increase appeal, including:

• Smart thermostats (Nest, Ecobee)
• Smart locks and security systems
• Energy-efficient lighting and appliances
• EV charging stations (a growing demand in newer homes)
• Solar Panels (Make sure you own them, buyers will not assume your panel loan so don’t ask)

While a full renovation may not be necessary, small tech upgrades can give your home an edge.  Always remember to leave your technology with the home.  There is nothing more frustrating for a buyer than believing something stays with a home.  If it’s there when you show it to them, it needs to be there when they move in.

4. Digital Marketing Will Be Essential

The way homes are marketed has evolved dramatically, and in 2025, online exposure is key to attracting the right buyers. Sellers should expect:  The days of just listing homes on zillow and putting a sign in the front yard and praying are long gone.  A buyer will look at your home on 7-10 different websites before setting inside.  Each website shows the home differently.   This is why working with a real estate professional is so important.  

• High-quality listing photos and virtual tours – Professional photography and 3D walkthroughs will be standard.
• Social media marketing – Platforms like Instagram, Facebook, and TikTok are increasingly being used to showcase listings.
• AI-powered home matching – Many buyers now rely on AI-driven real estate tools to find homes that meet their exact needs.

Working with an agent who understands digital marketing strategies will be essential for a fast and successful sale.  Just because an agent has been an agent for 20 years, doesn’t help as much anymore if they arent evolved to be a tech savvy agent.

5. Home Inspections and Repairs Matter More Than Ever

Buyers in 2025 will be more cautious about unexpected repair costs, meaning pre-listing inspections can be a smart move. Consider:

• Getting a pre-inspection to identify and fix major issues before listing.
• Handling necessary repairs (roof, HVAC, plumbing) to avoid price negotiations later.
• Being transparent about the home’s condition to build trust with buyers.

Conducting a pre-listing home inspection can significantly impact the sale of your property. According to data from Home-Probe, homes with a pre-listing inspection are four times more likely to sell than those without, achieve 2% higher of the original list price, and spend 40% fewer days on the market.

home-probe.com

By identifying and addressing potential issues before listing, sellers can enhance marketability, reduce buyer negotiation leverage, and facilitate a smoother, faster transaction process.

While exact statistics may vary by market, the benefits of a pre-listing inspection are clear—it enhances transparency, builds buyer confidence, and streamlines the home-selling process. In Topeka, there are several highly trained home inspectors to choose from, but it’s crucial to select the right one. Consult with your real estate agent before hiring an inspector, as some professionals may lack the reputation buyers trust. If a buyer questions the credibility of your inspector, they may opt for their own, potentially uncovering additional issues and costing you more in negotiations. Choosing a well-respected inspector from the start can save time, money, and stress in the long run.

6. Pricing Strategy Will Be Critical

With changing market conditions, pricing too high could cause a home to sit on the market, while pricing too low could leave money on the table. Sellers consult with your real estate agent as well as:

• Analyze local market trends to determine fair pricing.
• Consider buyer affordability – even with demand, high interest rates may impact what buyers can pay.
• Be prepared to negotiate – flexible sellers may attract more offers.

Did you know that for every 1% increase in interest rates, a buyer’s purchasing power decreases by $10,000 per $100,000 in-home price? When setting your listing price, it’s essential to consider multiple factors and remember that buyer affordability is heavily influenced by interest rates. A higher rate can shrink a buyer’s budget, potentially reducing demand for higher-priced homes. Understanding this relationship can help you price your home competitively and attract the right buyers in any market.

7. Working With the Right Real Estate Professional

A knowledgeable real estate agent will be invaluable in 2025. They can:

• Market your home effectively using the latest tools.
• Help set the right price based on data and trends.
• Negotiate on your behalf to ensure you get the best possible deal.

Selling or buying a home is one of the biggest financial decisions you’ll ever make, and working with a real estate professional ensures you get the best possible outcome. A skilled agent brings market expertise, negotiation skills, and a deep understanding of pricing strategies, helping you maximize your profit as a seller or secure the best deal as a buyer. They handle the complexities of contracts, inspections, and legal paperwork, reducing stress and preventing costly mistakes. Additionally, real estate professionals have access to exclusive listings, marketing tools, and a network of industry contacts that can streamline the process. Whether you’re navigating a competitive market or simply want a smoother, more efficient transaction, having a knowledgeable agent by your side is invaluable.

Final Thoughts

Selling your home in 2025 will require a combination of strategic pricing, smart upgrades, and strong digital marketing. By understanding these trends and preparing in advance, you can sell faster and maximize your return in a competitive market.

If you’re considering selling your home this year, start planning early, work with a trusted professional, and take advantage of modern tools to make the process as smooth as possible.

Would you be ready to sell your home in 2025?  If so, we would love to talk with you.  My wife Jamie and I, have been agents for many years and continue to stay on top of the real estate tends locally and nationally.   We bring a large book of knowledge and trade partners to every deal.   We are real estate agents with The Boling Group at KW One Legacy Partners in Topeka, Kansas.