Selling your home isn’t free — and the real price can surprise you. If you’re considering putting your property on the market, it’s important to understand the hidden costs of listing your home in Orlando. From agent commissions and repair expenses to holding costs and post-inspection negotiations, the traditional listing process can be more expensive and stressful than many sellers anticipate.
1. Agent Commissions Are Just the Beginning
The average real estate commission in Florida is 5–6% of your sale price.
- On a $350,000 home, that’s $17,500–$21,000 right off the top.
- This fee is split between the buyer’s and seller’s agents, but you pay both as the seller.
And while that’s the most visible fee, it’s just one line item on a much longer list of expenses.
2. You May Have to Pay for Your Own Marketing
Not all agents provide full-service marketing. In fact, many will pass off expenses like:
- Professional photography
- Virtual tours or drone video
- 3D walkthroughs (Matterport)
- Featured MLS placement
- Boosted Zillow or Realtor.com ads
You may be asked to pay upfront for these services — or find out too late that your home’s listing looks bland and underperforms online.
Pro Tip: Ask for a breakdown of what’s included before signing a listing agreement.
3. Repairs and Pre-Listing Costs Can Be Unexpected (and Expensive)
If your home is more than a few years old, chances are your agent will recommend updates or repairs before listing.
These might include:
- Interior paint ($1,500+)
- Flooring updates or deep carpet cleaning
- Landscaping upgrades for curb appeal
- Roof or AC tune-ups
- Replacing outdated fixtures
You could easily spend $5,000–$15,000 before your home ever hits the market.
And remember — these repairs don’t guarantee a higher sale price.
4. Staging and Cleaning Take Time, Energy, and Cash
You’ll likely be told to:
- Declutter your home
- Remove personal items
- Rent staging furniture or decor
- Hire a deep-cleaning crew
Staging a vacant property? That can run $2,000–$4,000/month, depending on home size.
If you’re living in the home, you may still need to keep it spotless 24/7 for surprise showings. That’s difficult — especially for families with kids, pets, or remote workers.
5. Property Showings Can Disrupt Your Life
In a competitive market, buyers often want same-day or last-minute showings.
That means:
- Canceling plans
- Leaving the home with little notice
- Managing pets and children
- Trusting strangers in your home (often without your agent present)
It’s not just inconvenient — it’s also stressful, especially when you have to maintain the “perfect” appearance for weeks (or months) at a time.
6. Holding Costs Add Up While You Wait for the Sale
Every extra day your house sits on the market, you’re paying for:
- Mortgage payments
- Property taxes
- Homeowner’s insurance
- HOA fees
- Utilities
- Lawn maintenance
Even modest homes in Orlando can cost $50–$150 per day in holding expenses.
If your home takes 90 days to sell and another 30–45 days to close, that’s 120+ days of overhead — thousands in costs you may not recover at the closing table.
7. Post-Inspection Repairs Are Negotiated — Not Optional
Once you get an offer, the buyer will order a home inspection.
Even if your house is in good shape, the report may uncover:
- Plumbing or electrical issues
- Roof wear
- HVAC inefficiency
- Code violations
- Termite damage
Buyers often use this report to negotiate for repairs or credits.
That means:
- You may need to drop your price
- Or pay for repairs before closing
- Or risk the deal falling apart completely
8. Appraisals Can Derail the Entire Sale
If your buyer is financing (and most are), their lender will require a home appraisal.
If the appraisal comes in below the purchase price, you’ll face 3 options:
- Lower the sale price
- Ask the buyer to pay the difference (rare)
- Lose the deal entirely
Low appraisals are one of the top reasons sales fall through — and a nightmare if you’re already counting on the money.
9. Contingencies Can Cost You Weeks of Lost Time
Most MLS buyers include contingencies in their offers, such as:
- Home sale contingency – They need to sell their house first
- Financing contingency – Approval must go through
- Inspection contingency – They can walk away after inspection
If any of these conditions fall apart, your deal does too — even if you’ve waited weeks for closing.
10. Your House Might Not Sell at All
Not every home that’s listed sells.
Common reasons include:
- Overpricing
- Poor marketing
- Repairs scaring buyers
- Market shifts
- Buyer financing falling through
In Orlando, thousands of listings expire every year, leaving homeowners frustrated, exhausted, and back at square one.
Who Should Not List Their House Traditionally?
Listing your house in Orlando might not be the best option if:
- You need to sell fast
- You can’t afford repairs or staging
- The home is vacant or inherited
- You’re going through probate, divorce, or foreclosure
- You don’t want to deal with agents, showings, or long delays
Alternative: Sell Your House Directly to a Local Buyer
At Frank Jr. Buys Houses, we help Orlando homeowners skip the hassle and sell directly — no agents, fees, or uncertainty.
When you work with us:
- We buy homes as-is — no cleaning or repairs
- You pay zero commissions or closing costs
- You choose your closing date
- We close in as little as 7–14 days
- We make fair, no-obligation cash offers
This isn’t a listing. We’re ready to buy your house today — even if it’s outdated, inherited, or has issues.
👀 Real Comparison: Listing vs Direct Sale
| Feature | Listing on MLS | Selling to Frank Jr. |
|---|---|---|
| Commissions | 5–6% | $0 |
| Repairs Needed? | Often | None |
| Showings Required? | Yes | No |
| Closing Timeline | 30–90+ days | 7–14 days |
| Sale Certainty | Not Guaranteed | Guaranteed |
| Fees | Staging, cleaning, marketing | $0 |
| Flexibility | Low | High (you choose your timeline) |
Ready to Avoid the Hidden Costs of Listing?
Before you sign a listing agreement, get a no-pressure, no-obligation offer from a local buyer who values your time.
We’ll help you:
- Understand your home’s cash value today
- Avoid hidden costs and showings
- Get peace of mind with a guaranteed close
Click below or call us at (305) 775-8750 to get started. Get My No-Obligation Cash Offer
Final Word
Listing your home in Orlando can work well in certain situations — but for many homeowners, it creates more costs and stress than expected.
Before spending thousands on commissions, repairs, and holding costs, explore what a direct sale could do for you.
At Frank Jr. Buys Houses, we make selling your home simple, fast, and fair — with no surprises.