Is the 6% commission standard in Pennsylvania?

No. Commissions are always negotiable. Recent national data shows typical totals near 5–6%, but the actual rate depends on the agent, property, and local market conditions.

What are typical holding costs while my home is listed?

Holding costs usually include your mortgage payment or interest, property taxes, homeowners insurance, and utilities. Vacant homes may also require lawn or snow care and added insurance.

If I sell as-is, do I still have to make disclosures in Pennsylvania?

Yes. Pennsylvania’s Seller Disclosure Law requires sellers to disclose known material defects even in as-is sales. Disclosure protects both the buyer and seller.

Which inspection items most often lead to credits or repairs?

Common issues include GFCI protection in wet areas, roof wear or missing shingles, small plumbing leaks, and foundation moisture. Buyers often request credits or repairs for these items.

When does a direct cash sale make the most sense?

If your home needs updates or you want to avoid showings, bids, and repairs, a direct as-is sale can eliminate commissions, inspection repairs, and months of holding costs while offering a fast, certain closing.

What Are the Hidden Costs of Selling My House with a Realtor?

Last updated: October 27, 2025

When selling a home in Central Pennsylvania, most people only think about the 6% realtor commission. But there’s much more to the story. In this episode of Central PA Property Talk, Brian and Chris from 717 Home Buyers break down the true costs of selling your house — and when an as-is cash offer might actually make more sense.

Full Transcript (You can click the video above to listen.)

Brian: Welcome back to the Central PA Property Talk podcast. I’m your host, Brian.

Chris: And I’m Chris. Great to be here.

Brian: Today, we’re diving into a topic that affects every single home seller — the true cost of selling your house. Most people think it’s just about the realtor’s commission, but there are so many hidden costs that can eat away at your profit.

Chris: That’s right, Brian. Let’s start with the most obvious one — the standard 6% realtor commission.

Brian: Exactly. Let’s use a simple example. Say your home sells for $250,000. A 6% commission means $15,000 comes right off the top before you see a dime.

Chris: Fifteen grand — that’s a huge number. But as you said, that’s really just the tip of the iceberg.

Brian: It really is. So, let’s talk about hidden cost number one: pre-listing repairs. This is the money you have to spend just to get your house market-ready.

Chris: Right. Your realtor walks through and says, “You should really get the whole house painted,” or, “These carpets are looking a bit dated.” Maybe they suggest updating the kitchen countertops. Before you know it, you’ve spent five to ten thousand dollars — and there’s no guarantee you’ll get that money back in your sale price.

Brian: Exactly. So, you’ve done all that, you get an offer, and then comes hidden cost number two — inspection repairs.

Chris: This is the second round of spending. The buyer’s inspector comes in and creates a list of everything that’s not perfect — a leaky faucet, a GFCI outlet that isn’t working, maybe some shingles that are loose. The buyer will almost always demand you either fix those things or give them a credit at closing. That’s even more money out of your pocket.

Brian: And while all of this is going on, weeks or months are passing by — which brings us to hidden cost number three: holding costs.

Chris: Brian, you’ve mentioned holding costs before. For our listeners, can you break down what those costs are typically made up of?

Brian: Absolutely. Holding costs are all the expenses you continue to pay every single month your house is on the market. We’re talking about the big ones — your mortgage payment, property taxes, homeowner’s insurance, and all the utilities. If your house sits for three or four months, that can easily add up to another five or six thousand dollars down the drain.

Chris: Exactly. You know, a common scenario we run into is one similar to this — a guy we’ll call Ted Blazedale.

Brian: Tell us about Ted.

Chris: Ted had an older home in a great neighborhood, but it hadn’t been updated in decades. A realtor told him he could get a great price for it — but only after he fixed a few things.

Brian: And I’m guessing those “few things” were not so few.

Chris: Not at all. We’re talking about a 30-year-old roof that needed replacing, some mold in the basement from a slow leak he didn’t know about, and some unpermitted electrical work done back in the ’80s. The cost was astronomical.

Brian: So, what happened?

Chris: The house sat on the market for months while he paid those holding costs. The only offers he got were lowball — and they all demanded huge repair credits. When he did the math, that high price the realtor promised was a complete fantasy. The numbers for a traditional sale just didn’t work.

Brian: That’s a tough spot. And this is exactly where selling to a direct cash buyer completely changes the game. Let’s talk about the benefits.

Chris: First, the obvious one — no commissions. That 6% is gone. Second, and this is huge for people like Ted, we buy houses as-is. That means no pre-listing repairs and no inspection repairs. You don’t have to fix a single thing.

Brian: Right — no inspections, no haggling over leaky faucets. The offer we make is the price you get. And maybe most importantly, we close fast — typically in two to three weeks, which eliminates those painful holding costs.

Chris: That speed is critical. As an example, let’s talk about an inherited home situation. A lady named Anna in York contacted us. What were some of her specific questions, Brian?

Brian: Oh, Anna was completely overwhelmed. A realtor had given her a long list of expensive “must-dos.” She asked me, “Do I really need to spend $5,000 to have the driveway repaved and another $1,000 on landscaping?” And her biggest worry was the attic, which was packed with 40 years of her parents’ belongings. She didn’t know where to even start.

Chris: And for a cash sale, the answer to those questions is a simple “no.” No, you don’t need to pave the driveway or landscape. And for the clutter, we have a simple policy — take what you want and leave the rest. We handle the cleanout.

Brian: Exactly. You can just imagine the relief she felt. It removes a massive financial and emotional burden from the seller’s shoulders.

Chris: So to sum it all up, the main takeaway for our listeners is this — you have to look beyond that 6% commission.

Brian: That’s right. You need to calculate the total cost of selling: the commission, plus pre-listing repairs, plus inspection repairs, plus your holding costs. And when you add all that up, especially for a home that needs some work or updating, selling to a direct cash buyer is very often the most financially sensible path.

Chris: Absolutely. Well, that’s all the time we have for today. Thanks for tuning in to the Central PA Property Talk podcast. We’ll see you next time.

Brian: Have a great week, everyone!

If You Have More Questions, 717 Home Buyers is Just a Call Away

717 Home Buyers buys homes in Central Pennsylvania and can buy your home for cash and help you avoid the hassles of possible scams and unexpected costs. We buy houses in any condition. In addition to other regions of Pennsylvania like Reading, York, Harrisburg, and more, we buy houses in any part of Philadelphia. You won’t need to make any improvements to the house. We will offer to pay a fair price, close swiftly (in as little as 7 days) and pay cash. We will give you an offer and you can decide. You can read more about how we operate here. We have many great Google reviews you can check out here. We never charge commissions or closing costs. Before you decide to sell your house by yourself, if you’d like to find out how much we can pay for it, please get in touch with us by calling 717-639-2164. We will give you a free no-obligation offer. You have nothing to lose by checking into this option.

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Podcast Hosts:

Brian & Chris — AI Powered Podcast Hosts at 717 Home Buyers
Local Central PA home buyers helping neighbors sell quickly, fairly, and without stress. Serving Lancaster, York, Harrisburg, Lebanon, Reading, and Lititz.
📞 Call 717-321-SOLD (717-321-7653) or visit 717HomeBuyers.com

What are the Hidden Costs of Selling My House with a Realtor in Central PA?