The Hidden Costs of Selling a Home With an Agent

Thinking about listing your home the traditional way here in Georgia? It might seem like the go-to route, call an agent, put a sign in the yard, host some showings, and boom… sold. But hold up. Before you dive headfirst into that world, there’s something homeowners often don’t see coming: the hidden costs of selling a house with an agent.

At Bright Buys Houses, we’ve worked with hundreds of sellers in Athens and all over Northeast Georgia who were shocked to learn just how much it actually cost them to sell the “normal” way. So today, we’re pulling back the curtain to lay out those extra costs because knowing is half the battle.

So… What Does It Really Cost to Sell With an Agent?

Sure, your agent might say they’ll help you get top dollar. But what they don’t always spell out upfront is what it’ll cost you just to get there. By the time all the fees, prep work, and holding costs pile up, your profit may be looking a little thinner than expected.

Let’s break it down.

1. Realtor Commissions: The Big Slice

This is the one cost sellers do expect but it still stings when the numbers hit paper.

How much are we talking?

• Typical rate: 5%–6% of your home’s sale price
• On a $300,000 home: That’s $15,000–$18,000 right off the top

And here’s the kicker… this gets split between your agent and the buyer’s agent. But you are paying both. It’s industry standard.

Commission Cost Breakdown

Yikes.

2. Prepping the House for Sale: Out-of-Pocket Fixes

Buyers want move-in ready homes. Agents know that, and they’ll encourage (or flat-out insist) that you make repairs before listing.

Here’s what that might include:

• Painting walls and trim
• Replacing carpet or flooring
• Upgrading lighting and fixtures
• Pressure washing the exterior
• Repairing the roof, plumbing, or electrical issues
• Landscaping for “curb appeal”

All of that? It adds up… fast.

Average cost to prep a home in Georgia:

• Light repairs: $2,500–$5,000
• Full update for market: $10,000+

You might not even recover these costs in your final sale price. But many agents won’t list a home unless it “shows well.”

3. Holding Costs: The Bills Don’t Stop Just Because You’re Selling

Here’s something folks rarely think about, how much it costs just to keep living in or owning the house while it’s on the market.

While you’re waiting for that buyer, you’re still on the hook for:

• Mortgage payments
• Property taxes
• Homeowners insurance
• Utilities
• Lawn care or maintenance
• HOA fees (if applicable)

If it takes 60 to 90 days to sell and another 30 to close, that’s 3 to 4 months of extra costs.

Let’s say your monthly costs look like this:

• Mortgage: $1,200
• Taxes & Insurance: $400
• Utilities & Lawn: $250

That’s about $1,850/month x 4 months = $7,400 just to wait.

4. Staging and Photography: First Impressions Aren’t Free

To stand out online, your listing needs great photos. Many agents recommend hiring professional stagers or photographers and while it’s worth it, it’s not free.

• Professional photos: $200–$600
• Staging: $1,000–$3,000 depending on home size and location

And that doesn’t even include keeping the home spotless 24/7 for showings. Got pets? Kids? Good luck.

5. Inspection Repair Costs and Buyer Demands

Even after you’ve made all those updates, the buyer will most likely order an inspection. And yep, you guessed it, they’ll probably ask for more repairs or credits.

Buyers in today’s market expect sellers to fix:

• HVAC issues
• Leaky roofs
• Termite damage
• Electrical code violations
• Plumbing leaks
• Foundation cracks

And if you refuse, they might walk. Or ask for a price cut. Either way, you’re out more money, or possibly, a deal.

6. Seller Concessions and Closing Costs

Think only buyers pay at closing? Think again.

It’s common for buyers to ask for concessions, essentially asking the seller to help cover their costs.

These might include:

• Closing cost contributions
• Home warranty credits
• Title or escrow fees

Average seller-paid concessions? Around 1%–3% of the sale price.
That’s $3,000 to $9,000 on a $300,000 home.

And don’t forget, you’re also covering:

• Your own attorney fees (if needed)
• Title search fees
• Transfer taxes

It adds up.

7. Stress, Delays, and Deal Breakers

Even if everything goes well, selling with an agent takes time and time adds stress. You might have to:

• Scramble for last-minute showings
• Keep your home spotless for weeks (or months)
• Juggle moving plans with uncertain closing dates
• Wait on financing, appraisals, and underwriting
• Start over if the deal falls through

And deals do fall through. It happens all the time due to:

• Loan denial
• Low appraisals
• Cold feet
• Inspection issues

When that happens, you start all over again, with more holding costs and more hassle.

Traditional Agent Sale vs. Selling to a Cash Buyer

So, What’s the Alternative?

If all those extra costs, delays, and risks sound like too much, there’s another way.

At Bright Buys Houses, we buy homes in Athens, Winder, Monroe, Jefferson, and all over Georgia for cash, as-is, and on your timeline. We don’t charge commissions. We don’t ask for repairs. We even cover closing costs.

You can skip:

• Cleaning
• Open houses
• Agents
• Delays
• Headaches

Instead, you get a fast, fair offer, often within 24 hours. Want to get started? Click here to get a no-obligation cash offer.

Why Work With Bright Buys Houses?

We’re not just another house-flipping company. We’re a Georgia-based team who genuinely wants to help homeowners out of tough situations. Whether you’re behind on payments, tired of dealing with tenants, or just ready for a fresh start, we’re here for it.

We’ve helped people:

• Avoid foreclosure
• Handle inherited homes they couldn’t manage
• Sell houses after divorce
• Move without repairs
• Let go of properties they didn’t want anymore

Still unsure? Check out what others have said about us on our reviews page. You’ll see stories from real folks who were once in your shoes.

Hidden Costs to Watch Out For

When you list your home with an agent, here’s where the money goes:

1. Commission fees
2. Repairs and upgrades
3. Holding costs
4. Staging and marketing
5. Closing costs and concessions
6. Unexpected deal fallout

When you sell directly to Bright Buys Houses, you skip every one of those.

No repairs. No commissions. No surprises.