You've been thinking about it for a while. Maybe the house feels too big now. Maybe you need more space. Maybe you're just ready for something different.
You know you want to sell. You just don't know where to begin.
That's the most common thing I hear from Saratoga Springs homeowners. Not "I don't want to sell" — but "I want to, I just don't know what the first step is."
This guide is for you. Honest, in order, no fluff.
This article is written for sellers who are not currently under an exclusive listing agreement with another agent.
First: Know What Market You're Selling In
Before we get into steps, here's something I want every Saratoga Springs seller to know going into 2026.
We're in a buyer's market.
That doesn't mean your home won't sell. It means buyers have more leverage than they did in 2021 or 2022 — and offers are going to look different than they did back then. Interest rates are high. Buyers are stretched. New construction builders are offering big incentives to compete for the same buyer pool you're competing for.
Understanding this upfront changes how you prepare, how you price, and how you evaluate offers. Every step below is written with this market in mind.
Step 1: Find Out What Your Home Is Actually Worth Right Now
Not what Zillow says. Not what your neighbor got two years ago. What your home is worth today, based on what has actually closed in Saratoga Springs in the last 60 to 90 days.
That's a Comparative Market Analysis — a CMA. It's free. It's where everything starts.
A CMA looks at homes similar to yours in size, location, condition, and features — and what buyers actually paid for them recently. Utah is a non-disclosure state, which means individual sale prices aren't public record. Zillow doesn't have access to verified MLS data, which is why Zestimates are frequently off in Utah County. A local agent with MLS access is the only way to get an accurate number. I covered this in more detail in my Zestimate accuracy guide for Utah.
For Saratoga Springs right now: per May 2026 MLS data, the median single-family sold price was $646,636 with a 37-day median DOM. The market is active for correctly priced homes. The homes sitting at 150+ days? Almost all started too high.
A CMA is not an appraisal and should not be used as one.
Step 2: Understand Your Real Bottom Line Before You List
This is the step most sellers skip — and it's the one that matters most.
Before you list, ask your agent for a seller net sheet. This is a document that lays out your realistic proceeds after all costs are accounted for. Not just the sale price. The actual number you walk away with.
Here's what goes into that calculation in today's Saratoga Springs market:
Agent commissions: All commissions are negotiable — there is no industry-set rate. That said, per a February 2026 survey by List With Clever, the average total commission in Utah is approximately 5.71%. Most buyers in today's market are requesting a 3% buyer's agent commission in their offers. Your listing agreement will specify what you're offering.
Seller concessions and closing costs: This is the big one in 2026. In a buyer's market with high interest rates, it has become really really common for buyers to request $10,000 to $20,000 in seller-paid closing costs. They're not pocketing that money — they're using it to buy down their mortgage interest rate. Builders are offering the same kind of incentives to compete for buyers, and resale sellers are having to respond in kind.
Don't be surprised when this shows up in an offer. It doesn't mean the deal is bad. It means you need to see the full picture — net price after concessions — not just the headline number.
Home warranty: Buyers are increasingly requesting a seller-paid home warranty. Budget approximately $800.
HOA transfer or reinvestment fee: If your community has an HOA, buyers are asking sellers to cover the HOA transfer fee and sometimes the reinvestment fee. This is negotiable — but it shows up in offers regularly in Saratoga Springs. Know what your HOA charges before you list.
Title and escrow fees: Typically $1,000 to $2,000.
I can provide a seller net sheet that accounts for all of these — including a worst-case scenario so you have real numbers to work with before you decide anything. We can also run the median seller concessions specifically in your neighborhood so you know what buyers in your area are asking for, not just county-wide averages.
Step 3: Decide What to Fix and What to Skip
Not every repair adds value. Some things buyers don't care about at all. Others will kill a deal if they're not addressed.
The general rule: fix things that will show up on an inspection or that a buyer will immediately notice. Skip cosmetic changes buyers will just redo themselves.
Usually worth doing:
- Fresh paint in neutral colors
- Deep clean — every surface
- Landscaping and curb appeal
- Fix anything obviously broken
- Address known issues that will appear on an inspection
Usually not worth doing:
- Full kitchen or bathroom remodel
- New flooring throughout
- Major upgrades you won't recoup in the sale price
Ask your agent before you spend money on anything significant. A good agent tells you what buyers in Saratoga Springs are actually responding to right now.
Step 4: Get the Home Ready to Show
Declutter. Seriously. Buyers need to picture their life in your home, not yours. Rent a storage unit if you need to. Clear countertops, closets, and garages.
Deep clean. Windows, baseboards, appliances, bathrooms. Everything.
Walk through your own front door like a buyer would. What do you notice first? What smells odd? What feels crowded? Those are the things to fix.
Step 5: Professional Photography
Not optional. Buyers make their first decision from their couch, scrolling on a phone. Bad photos mean fewer showings. Fewer showings mean fewer offers. Fewer offers mean less leverage in a market where you already need every advantage.
Your agent should include professional photography in their service. Video walkthroughs and 3D tours are increasingly common in Utah County and worth asking about.
Step 6: Price It Right From Day One
The single most important decision in the entire process.
In today's buyer's market, overpricing is especially costly. Buyers have options. They'll move on. Your home sits. You eventually reduce the price — and now you've lost the energy of a new listing and buyers start wondering what's wrong with it.
Homes priced correctly in Saratoga Springs are moving in 37 days at 100% of list. Homes that start too high and chase the market sit for 150+ days and often sell for less than a correct day-one price would have gotten. I covered this in my article on why some Utah County homes sell in 10 days while others sit for months.
The right price accounts for the current market — including the concessions buyers are asking for — not just the headline comparable sales.
Step 7: Review Offers and Negotiate
When offers come in, your agent walks you through all of it — price, financing type, contingencies, concessions requested, closing date, and anything unusual.
The highest offer isn't always the best offer. An offer with $15,000 in concessions at $650,000 might net you less than an offer at $638,000 with minimal concessions. Your agent does this math for you on every offer.
Per List With Clever's Utah selling guide, as a Utah seller you are not obligated to respond to any offer. You can accept, counter, or let it expire. You can also receive multiple offers and work them simultaneously.
One thing worth knowing: in Utah, sellers have no contractual obligation to make repairs after an inspection — including unreasonable requests. A good agent knows how to handle inspection negotiations without blowing up a deal that should close.
Step 8: Navigate Inspection and Appraisal
Most deals close. The ones that don't usually had warning signs a good agent spots early.
After an accepted offer, the buyer orders their own inspection and may come back with a repair list. Your agent helps you respond strategically, not emotionally.
The appraisal follows if the buyer is financing. If it comes in below the purchase price, both parties have options. I covered all five in my low appraisal guide.
Step 9: Close
Once inspection, appraisal, and financing are resolved, you're in the final stretch. You sign closing documents at a title company. The title company manages escrow, prepares documents, and records the transfer with the county.
Then you hand over the keys.
A Note on Representation — and the Post-NAR Lawsuit Reality
After the National Association of Realtors settlement that took effect in 2024, listing agreements now include a specific section that addresses what happens if a buyer comes to your home unrepresented.
Here's what that means for you as a seller: even if a buyer doesn't have their own agent, your listing agreement may still commit you to paying a buyer-side commission or compensation to an unrepresented buyer. Many listing agents put an amount in that spot.
So the idea that "not using an agent saves money" doesn't always hold in practice. The seller is often paying for both sides of the transaction regardless. What you lose without representation is protection — your agent carries errors and omissions insurance that covers you if something goes wrong. An unrepresented buyer or seller doesn't have that safety net.
All commissions are negotiable. There is no industry-set rate. But make sure you understand your listing agreement fully before you sign it — and make sure you're represented by someone who explains every line.
What Does It Cost to Sell? The Real Numbers
Here's a realistic picture of what comes out of proceeds on a Saratoga Springs sale in today's market:
- Listing agent commission: Negotiable. No industry-set rate.
- Buyer's agent commission: Most buyers are requesting 3% in their offers in 2026.
- Seller concessions: $10,000 to $20,000 is increasingly common. Buyers are using this to buy down their rate.
- Home warranty: Approximately $800.
- HOA transfer/reinvestment fee: Varies by community. Ask your HOA before you list.
- Title and escrow fees: Approximately $1,000 to $2,000.
Ask me for a seller net sheet. I'll run your specific numbers — including a worst-case scenario and the median concessions in your neighborhood — so you know exactly what you're working with before you make any decisions.
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Frequently Asked Questions
Where do I start when selling my Saratoga Springs home? Start with a CMA — a comparative market analysis. It's free and gives you an accurate picture of what your home is worth based on recent closed sales in Saratoga Springs. From there, ask your agent for a seller net sheet so you know your realistic bottom line before you make any decisions. A CMA is not an appraisal and should not be used as one.
What is a seller net sheet? A seller net sheet is a document that shows your estimated proceeds after all costs — commissions, seller concessions, closing costs, HOA fees, home warranty, and your remaining mortgage balance. It gives you the actual number you walk away with, not just the sale price. I can prepare one for you before you list.
Are buyers asking for closing costs in Saratoga Springs right now? Yes. In 2026's buyer's market, it's very common for buyers to request $10,000 to $20,000 in seller-paid closing costs. They're using this money to buy down their mortgage interest rate, which at today's rates makes a meaningful difference in their monthly payment. New construction builders are offering similar incentives, which has raised buyer expectations on resale homes too.
What other concessions are buyers asking for? Beyond closing costs, buyers are commonly requesting a seller-paid home warranty (approximately $800) and asking the seller to cover the HOA transfer or reinvestment fee. All of these are negotiable, but knowing they're coming helps you evaluate offers clearly rather than reacting emotionally to them.
Do I have to make repairs after an inspection in Utah? No. Utah sellers have no contractual obligation to make repairs after an inspection, especially unreasonable ones. Your agent helps you navigate what to address and what to push back on without jeopardizing the deal.
Are real estate commissions negotiable? Yes. All commissions are negotiable — there is no industry-set rate. Make sure your listing agreement clearly spells out what you're paying and under what circumstances, including what happens if a buyer comes unrepresented.
How long does it take to sell a home in Saratoga Springs? A correctly priced home had a 37-day median DOM in May 2026. Add 2 to 4 weeks of preparation before listing and you're looking at roughly 6 to 10 weeks from decision to closing. Overpriced homes take significantly longer.
Is Zillow's estimate accurate for my Saratoga Springs home? Generally no. Utah is a non-disclosure state, which means individual sale prices aren't public record. Zillow doesn't have access to verified MLS sold data, so Zestimates are frequently off. A CMA from a local agent with MLS access is the accurate starting point.
Related reading:
- Saratoga Springs Real Estate Market Update: June 2026 Report by Neighborhood
- Why Your Zestimate Is Wrong in Utah
- What to Do When Your Utah County Home Appraises Below the Purchase Price
- Should I Sell My Lehi Home in 2026? An Honest Breakdown for Rate-Locked Sellers
- Utah's Housing Affordability Crisis: What the Starter Homes Push Means for Buyers
- What to Do Before and After Closing on Your Utah County Home
Sources: List With Clever — 8 Steps to Selling a House in Utah 2026: inspection obligations, offer process, seller rights; List With Clever — Average Time to Sell a House in Utah 2026: 5.71% average commission February 2026 survey; Romney House Utah — Selling Process in Utah: CMA, MLS listing, photography, offer evaluation; Utah Title — FSBO in Utah 2026: title company process, closing documents, county recording; Kat Ashby MLS analysis — Saratoga Springs May 2026: median $646,636, 37-day median DOM.
Written by Kat Ashby, Principal Broker and Realtor® at RootQuest Realty LLC in Saratoga Springs, Utah. Kat holds a Utah Division of Real Estate Principal Broker license (Credential #10382396-PB00) — a designation that requires demonstrated experience, additional coursework, and a separate licensing exam beyond the standard agent license. She has been actively selling in Utah County since 2020, with deep experience across Lehi, Eagle Mountain, Saratoga Springs, and the broader Wasatch Front, specializing in buyer and seller representation, new construction, and corporate relocation through Altair Global. She is fluent in English and Portuguese, earned her bachelor's degree in Psychology from Brigham Young University, and lives in the community she sells in.