REFLECT YOUR SUCCESS! Lined with top-quality appointments, this sumptuous 2 story is packed with pizzazz! Hardwood floors, 9ft ceilings thru main flr, rich moldings & casings, bay/transom/palladian windows, recessed lighting & so much more! Sun-filled island kitchen boasts functional design with beauty of modern conveniences featuring a cheerful breakfast room with French doors to pool patio, ideal for entertaining! Step down from bkfst rm to an inviting vaulted hearth room w/slate fireplace design & wall of built-in bookcases. Feast your eyes on the handsome Great Room - box beamed ceiling, wood floor, gorgeous paneling, wet bar & lined with windows overlooking the park-like setting of the backyard. Upper level hosts a sumptuous master ste w/coffered ceiling & luxury bath, 3 add'l bdrms, one w/private bath & others share Jack & Jill bath. Finished W/O LL features FR, walk-in wet bar, rec rm & full bath. Vacation in your own backyard beside the gorgeous pool! TRUE STATUS MAKER!

More than a home, IT'S A LIFESTYLE! This lovingly maintained 2 story features nearly 2500 sf of finished living space with finished lower level! New Carpet, bay window & raised hearth fireplace are highlights of great room and it flows gracefully into a formal dining room, perfect for entertaining! Kitchen is also a sun-filled space featuring Granite counters, expanded breakfast bar, new stainless steel appliances, wood laminate flooring & bayed breakfast room with access to freshly stained deck! Master suite is a regal way to retire under a vaulted ceiling with new carpet, bay window & spacious tiled bath highlighted by a huge walk-in closet. Need more space? Lower level offers a enormous, open rec room & separate den with built-in dry wall shelves. Large & level fenced yard will WOW you! New HWH, garage door, commodes, sod & much more! And this community offers 3 pools, 3 stocked lakes, 1-mile fitness trail, 2 tennis courts, saunas, clubhouse with fitness room & table games! ENJOY LIFE MORE! 

PERFECT MARRIAGE OF LAND AND HOME - SPARKLING WITH EXTRAS! Beautifully updated 2 story rests on a quiet cul de sac with an enormous, fenced yard that backs to common ground. Living/Dining rm are complemented by glowing wood floor. LR features wood-burning frplc w/gracious wood mantle & bay window. Put this tastefully updated kitchen on your menu! Tile floor, custom center island breakfast bar, pantry & bayed breakfast rm w/access to the oversized party deck. Updated powder rm on main flr. Dreamy vaulted master ste boasts organized walk-in closet & stylish updated bath w/double-bowl Granite vanity. 2 addl bdrms & updated hall bath with Granite vanity complete the 2nd floor. The light & bright walk-out lower level is finished to offer an enormous family/rec room wired for surround sound. Newer fencing outlines the amazing back yard complete with 40ft vegetable garden! Get hooked on convenient living since this home is minutes from everything! Spilling with value-TO SEE IT IS TO WANT IT!

IF FIRST CLASS IS YOUR CLASS, MAKE LUXURY A HABIT by owning this architectural masterpiece! There is nothing ordinary about this richly appointed 1.5 story. Resting on 3 acres you will savor & relish in privacy!  Magnificent two-story foyer will leave you in awe of what lies ahead. Breathtaking great room boasts crate ceiling, moldings, fireplace, built-in bookcases and wall of windows. Ultra-modern gourmet kitchen offers a new dimension of quality with custom cabinets, copper sinks, high-end appliances, paneled refrigerator and dishwasher with a cheerful bayed breakfast room. Dignified vaulted hearth room with dramatic fireplace. Master suite is fit for royalty featuring a most luxuriant bath, separate vanities, regal whirlpool tub and walk-thru shower. At the landing is a sophisticated study/home office. Upper level hosts loft area, one bedroom suite and two bedrooms sharing a Jack & Jill bath. The family fun center is the finished, walk-out lower level! Media room, rec room with fireplace, walk-behind Granite wet bar, wine cellar, fitness room, 5th bedroom and full bath. This majestic manse features over 7400 square feet of finished living space and is most certainly, CROWNED WITH DISTINCTION!

This sprawling ranch boasts 4 sides brick, a side entry garage with a circle drive on a lovely 3/4 acre lot in the heart of Ladue. Beautiful hardwood flooring throughout most of main level. All baths have been updated, and the kitchen is a custom design with a large center island, great appliances - a wonderful gathering place! In addition to the master suite with full updated bath, there are 3 additional bedrooms on the main floor, all with closet organizers - one located adjacent to the kitchen which would make a great home office! The foyer has a tray ceiling and leads to the formal living and dining rooms with hardwood flooring, and the family room has a gas fireplace surrounded by cherry custom detailed paneling. The lower level is enormous, with a vent-less FPL, oak bar with kitchenette, sleeping area and a half bath. The main floor utility room makes laundry day a breeze. Culdesac location makes this home a real find! We want to see your offer! Call today and start packing!

THIS STAR STUDDED HOME IS THE DEAL OF LIFETIME! Turn-key ready is an understatement! Lovingly updated w/top-quality appointments, there is simply nothing left to do but unpack! Vaulted ceiling in great room along with ventless fireplace flanked by custom built-in bookcases. Sun-filled, island kitchen will warm your heart with Granite counters, glowing wood floor, vaults, custom cabs w/molding, stainless steel LG appliances, cheerful breakfast room & French door access to 16x31 bi-level composite party deck! Master suite also features French door to deck, 7x5 walk-in closet & update bath. Hall bath updated & features whirlpool tub! Walk-out LL is headquarters for entertaining –w/an inviting FR eagerly awaiting your biggest screen TV, 4th bedroom, updated full bath, den/office w/impressive built-in work station & huge laundry room w/cabinets galore & folding counter. New siding, gutters & the entire DECK is being replaced, it’s almost done! Quiet cul de sac location, close to everything. 

FILLED TO THE BRIM WITH CHARM! So much larger than it looks AND you can't get any cleaner than this! All brick bungalow in a gas-saving location, conveniently close to everything, features taste plus space. Living room is intimate yet roomy and opens up to the formal dining room, separated by drywall arch for that touch of old-world charm. This updated kitchen is a kitchen that serves up smiles, with oak cabinets everywhere, lots of counter space, dishwasher, gas oven/range & access to back yard through the 3 season room. Wood floors grace the bedrooms & attic area. Attic is a versatile, finished space that offers endless possibilities for furniture design & there are 4 storage closet areas too. Walk-out lower level is partially finished to offer a spacious den/hobby room, rec room, full bath, laundry room & storage space in the unfinished portion. Level yard is fenced & there's a perfect party patio waiting for your summer gatherings. Oversized 2 car detached garage. SPOTLESS!

LOTTA HOUSE ON LOTTA LAND! Welcome to a custom-built masterpiece, featuring over 3100sf of finished living space resting on 5.4 acres surrounded by Dogwoods! Gleaming wood floors complement most of main floor & natural light spills in from the atrium wall of windows across the back of the home. Classically comfortable great room offers vaulted, beamed ceiling, fireplace, built-in bookcase & panoramic wooded views. Choice cuisine comes naturally in a gourmet kitchen with expanded breakfast bar, lots of counter space, Viking 5-burner range, cabinets with mullions, crown molding, island with vegetable sink & walk-in pantry. Retire regally in a master suite behind double doors that hosts bay window, His&Hers walk-ins & luxury bath! 2nd bedroom/den, powder room, super-sized laundry room, dining room, screened porch & deck complete main floor. Open stair leads to a livable & loveable family room, guest suite/3rd bedroom. Rough-in for 4th bedroom & full bath in lower level. Too many extras to list! Noisy neighbors no more! CITY CLOSE & COUNTRY QUIET!

THE PROOF IS IN THE PAYMENT! Gimmie one good reason to keep renting when you can purchase this updated & pridefully clean condo in the heart of Kirkwood? NEW CARPET, FRESH PAINT, & KITCHEN FEATURES NEW DISHWASHER, RANGE/OVEN & MICROWAVE! Admire a delightful open floor plan as the living room flows gracefully into the dining area. The first of 2 balconies/ decks is off of the dining room. Kitchen has been lovingly updated with bright, white cabinets & appliances. Slumber in style in the master suite which hosts organized walk-in closet, 2nd balcony/deck & updated half bath. Bdrm 2 is generously sized. Spacious full hall bath also refreshingly updated. There’s more storage in the basement storage room . Protect your car from the elements with an assigned, covered parking space. Live in your home instead of your car – Minutes from Kirkwood’s fine dining , boutiques & Kirkwood Park and Pool! Get hooked on convenient living & OPEN THE DOOR TO RENT NO MORE! Home Protection Plan Included!

What Is Making Home Seller’s SCREAM In Frustration?

What if, I could save you $40,000 on your next home?  Sounds good right?

But, what if, your current home would sell for $25,000 less than you expected.  Does this still sound good?

What would YOU say if on the same day you could gain $40,000 on your purchase, but lose $25,000 on the sale of your current house?   That is a $15,000 gain in one day.

To me this is an easy YES, but you would be shocked at how many people can not make it past this hurdle.

If we tell a home-owner, the house they love, where they have lived for years, has gone down in value, it can be emotionally crushing.   When they compare the loss in value on a home they LOVE, to a future discount on a home they don’t love yet …..it can just be EMOTIONALLY HOSTILE.

In a market like this where inventory is high and sellers are motivated, a buyer can achieve either:

1. To simplify your budget by owning a lower priced home. Or,
2. Own a home nicer than you ever thought possible because of the 3% interest rates.

But, neither will happen unless you can release the emotional shackles that tie you to current house.

The question is:  Can you do it?

Can you say goodbye to the current house and find a home that suits ALL of your needs?  Including the financial ones?

     On occasion, I've been able to cajole buyers into a house over their protests.  Usually, I set the rules of the game before we even get in the car..."I made an appointment, these sellers prepared for your showing and vacated their house, so we WILL look at it, even if it's just our of courtesy for their efforts."  

     Most agents are unarmed when they are showing property, so they can't force someone at gunpoint to look at a house when the outside is not attractive!  First impressions are really important!

 So, if you are getting your home ready for the market, start by standing out in front of your home...What's more appealing...this?

or maybe this?

(sometime soon I'll talk about the importance of good photography, and how framing a front shot so that more than half of the picture is NOT of the pavement in front of the house is probably a good idea.  But, I digress...)

So, here are some quick and easy guidelines, rules, regulations,decrees, or ultimatums, ...for staging the exterior of your home.

1.  Shrubs and landscaping should ENHANCE, not hide, the home! 

2.  Tree limbs should be far enough from the ground that you can walk under them without putting your eye out!

3.  Flowerbeds should be clean and look good in ALL seasons, with a sharp edge, free of leaves and debris.  

4.  The lawn should be mowed and neatly edged.

5.  Overseed any bare or thin spots in your lawn.

6. Arrange for a lawn company to keep your lawn deep green and weed free.

7.  Mulch...mulch...mulch...no matter the season

8.  Remove all trash cans, scraps, and trash.  Restack wood piles, and remove all storage containers, children's toys, and any other unnecessary objects.

9.  Make all windows spotless.  This includes frames around the windows, sills and shutters.

10.  Paint or clean ornamental fences, light posts, and railings.

11.  Clean all outside light fixtures inside and out.

12.  Open up and clear any pathways to other amenities on your property, including trimming low hanging branches.

13.  Repair cracks in the driveway and sidewalks.  Caulk is your friend...

14.  Clean gutters and paint or wash trim if necessary.

15.  Consider an exterior power washing.

16.  If you think your front door could use a coat of paint, you are right!  At the very least, clean the door and hardware.  Make sure your doorbell works and that it is not cracked or broken.

17.  Keep your front porch swept.

18.  Have an attractive welcome mat for people to wipe their feet on.

19.   Make sure the mailbox is clean and rust free.

20.  If  you have outdoor furniture, make sure it is clean and inviting, and someplace someone would actually like to sit!

I know that this list seems long and maybe even the work of someone with a severe case of OCD.  The fact is that when sellers take the time and trouble to tackle this list, their homes sell quickly, and usually for the highest price possible.  And in my experience, the entire transaction goes smoothly.  

I'll give you some time to get this done, and next time we'll work on general inside appeal!  Have fun!

Star studded 2 story located on a cul de sac in sought after Claymont Manor is overflowing with quality updates! Marble foyer is a grand introduction to a classic center hall plan where living room & dining room are complemented by crown molding. Admire newly refinished wood floors in the enormous family room, which is perfect for everyday living or entertaining complete with wet bar. Island kitchen is a chef’s delight, beautifully updated with new Kitchenaid gas range, cabinets wtih molding, planning desk, cheery breakfast room & new French doors to the enchanting 25x16 Florida room. The master suite was designed on a masterly scale, it’s simply gigantic & features updated bath. 4 additional bedrooms on 2nd floor are all generously sized & hall bath also updated. Vacation in your own backyard by the 20x40 pool with hot tub area, newer patio & fencing while overlooking a wooded play yard! Fresh paint throughout. Zoned HVAC, Sprinkler System, Newer Water Heater, Concrete Drive & more! This truly is KING SIZED COMFORT THAT YOU DESERVE!

Here is just a sampling of a few things you may want to check out! 

·         Gently Used Coats and Canned Food Collection at “Play Your Art Out” SLTRC Studio at 100 Chesterfield Mall  http://chesterfield.patch.com/events/gently-used-coats-and-can-food-collection

·         St. Louis Blues Hockey GameSaturday, January 21, 2012   St. Louis Blues vs. Buffalo Sabres. 7:00 p.m. www.stlouisblues.com, (800) 745-3000 or (314) 622-5400

·         The Brothers: An Evening of Allman Brothers Music Date: Saturday, January 21, 2012 Venue: The Pageant   Featuring Danny Liston, Dave Klaz, Steve Pecaro, Dickie Steltenpohl, Harold Draper, Gabe Strange & Mark Kersten. 8:00 p.m. www.thepageant.com, (800) 745-3000

·         Winter Jam 2012Date: Saturday, January 21, 2012 Venue: The Family Arena   www.familyarena.com, (636) 896-4200 ·        FAMILY CULTURE DAYS
St. Charles, MO Sunday, January 22, 2012
Foundry Art Center, 520 N. Main Street
Experience displays by artists demonstrating fine art & traditional ethnic folk art. Art activities for children, ethnic food, and more..
Free
For more information call 636-255-0270
  or visit foundryartcentre.org.

·         EAGLE WATCHING·         , Saturday, January 21, 2012
11 am - 2 pm
Fort Belle Fontaine Park
Spend a day with the Friends of Fort Belle Fontaine Park observing the bald eagles along the Missouri River. The World Bird Sanctuary will be on site from noon until 2 pm. A guided hike will be provided along the three-mile trail. Hikers and bikers are welcome to take the trek on their own throughout the day. Refreshments will be served. Be sure to dress for the weather and meet at the Grand Staircase.
Free
For more information call 314-615-5270 ·         January 22, 2012
12 pm to 4 pm
National Great Rivers Museum
An educator from the World Bird Sanctuary will be on hand with a live eagle display in the classroom. Bring your camera to this free program and then tour the National Great Rivers Museum and the Locks and Dam.
Free, donations appreciated
For more information call 1-877-462-6979

 “A Tale of Two Homes”

This is an accurate Tale of two nearly identical homes on a St. Louis street called Country Ridge Dr. As fate has it four years ago these two competing homes were for sale at the same time. 

One was occupied, in above average condition, had a motivated seller, and was for sale for $219,900.  These highly motivated owners had only 1 house showing in the 2 weeks prior to WHAT HAPPENED NEXT.

Next, the home directly across the street came on the market.  It was the same floor plan, same age, same builder, was in a below average condition, and it was a FORECLOSURE.  The sign went in the yard on a Wednesday with “no showings until Saturday”.  The Bank advertised a price at $199,900 because the home needed extensive repairs and it had a shaky Title situation.

That Foreclosure house had 14 showings on Saturday and there were 9 offers the first day…including one from my customer.  By 5:00pm Monday those 9 customers had competed with each other, like wolves over a hunt, with the winning contract being a whopping $216,500.

A month later the occupied house, right across the street, in above average condition sold for $207,500.  A full $9,000 below the piece of junk foreclosure sale.

REALLY folks?  Is this what we have come to?  Can we be that myopic to compete with each other over an inferior product, overpay for junk, and just to win the trophy over others?   Does there have to be COMPETITION to get our attention?  A former start-up called E-Bay learned years ago, the premise that if we compete for junk, and win, somehow we are satisfied.

In 2012 Real-Estate, nearly half of home shoppers will be so focused on the foreclosure and bank-owned junk that the good homes with motivated sellers will be invisible to them.  Hey, I know it’s tempting to find a foreclosure, make a low offer, and try to steal something.  We can even tell our parents and friends what we did and perhaps demonstrate our shrewdness as a person to be taken seriously. Right?

If you’re not mindful of your motivations you could get swept away by an investor mentality of buying a foreclosure piece of junk for a very low PRICE.  Sadly, in the long term you may realize your completed Cost was so high that your Trophy gets tarnished beyond recognition. 

Hey all, I see this all the time. Even if the buyer gets a healthy 10%-25% discount on a foreclosure.  It is seldom worth it.   That up front PRICE advantage disappears into an escalated COST, expensive cash repairs, a 3-month root canal of unexpected charges, and often a home that is difficult to resell.

My advice to the Savvy real-estate buyer of 2012 is ….KEEP AT LEAST ONE EYE on the traditional homes with many updates, stable foundations, healthy Title’s, and motivated sellers.  You may find your best matches there. 

Our buyer specialists are able to devote 100% of their time to helping buyers in the St Louis market find the home that is right for them.  They have a wealth of experience and resources to save buyers time and money as they make one of the biggest investments of their lives.

Mark brings expertise in everything from foundation defects and repairs to raw land, and focuses on helping buyers assess the the quality of what they are buying and the quality of the investment they are making.  He has closed over 1,000 sales, and has earned the respect of his peers and his clients alike. 

Mark will be blogging about his impressions, thoughts and musings on the buyer side of the real estate world, and I think you'll enjoy his point of view!

I've covered the official announcement, now let me tell you a little about Mark...he's a huge overachiever with an amazing brain and a big heart.  He's married, and has 2 great kids.  He works hard and has his priorities right.  I think you are going to like him!

Owning a home does have tax advantages.  They aren't set in stone, and they can and do change, but here are items to remember as you prepare to file your 2011 taxes.  If you bought a home this year, congratulations, you'll have more deductions!

  Remember to consult your tax advisor about what expenses you can deduct:

• Mortgage interest and real estate taxes.  Washington keeps kicking around the idea of removing or modifying the mortgage interest dedutction...NOT a good idea in my humble opinion!
• If you bought your home this year, deduct any money you paid toward points or origination fees.  You can find this on your closing statement, or your loan documents...if you can't find those, contact your real estate agent or your loan officer!
• If you have an adjusted gross income of $100,000 or less, you may be able to deduct premiums for PMI (Private Mortgage Insurance).  This is only allowed on loans that originated after December 31, 2006 and before January 1, 2011.
• If you moved 50 miles or more for a new job, deduct packing, moving and storage of your your household goods
• Remember to keep all receipts of permanent home improvements AND mortgage closing costs...they can be figured into the adjusted cost basis of your home when you go to sell.  Right now you are not subject to capital gains tax on sale profit of $500,000 for married couples and $250,000 for single owners, but I bet that will change in the future - that's when you will need these expenses!
• If you did a short sale on your primary residence this year, the debt discharged by your lender may be excluded from your taxable income.  If you are considering a short sale, please please please talk to legal and tax advisors!
• Green Tax credits include insulation, windows, heating and cooling systems and water heaters...high efficiency refrigerators, clothes washers and dishwashers.  It's my understanding that this expires December 31, so if that hot water heater or washer or fridge is limping along, you might want to head out to the appliance store today.  I think I have a coupon for Lowes...I can email it to you if you contact me today!

     In the St Louis market, some areas will continue to struggle with falling values in the new year.  In areas where inventory remains high and higher foreclosure rates prevail, it will be some time before values stabilize.  Overall though, the number of homes sold has risen steadily year to date compared with last year, and declining prices do show an encouraging trend. 

     There are very good opportunities to buy and sell right now, but buying is certainly a lot more fun that selling!  The old adage "it's both a price war and beauty pageant" has never been more true.  This is a "shoulda-coulda-woulda time, where people will look back and wish they had taken advantage of current interest rates to either upsize or downsize into a great home. 

        Holiday ZootiqueFriday, December 9, 2011, 9:00 AM Shop in The Living World for unique gift ideas, ornaments and much more.·        The Rat Pack: Live at the Sands

  - The Fabulous Fox Theatre'The Rat Pack' brilliantly recreates the ultimate meeting of three legendary performers. In 1960, while filming the casino robbery caper 'Ocean's Eleven' in Las Vegas, Frank Sinatra got together a group of his closest buddies for impromptu concerts at the Sands Hotel. The Sands is no longer, and Frank, Sammy and Dean have left us, but 'The Rat Pack' transports you back to that moment in popular music history that has never been equaled.·       

Clint Black....Friday, Dec 9, 2011, 8:00 PM Lumiere Place | Downtown

        THE ONE-HOUR IT'S A WONDERFUL LIFEMagic Smoking Monkey Theatre presents a parody of the holiday classic...for audiences with short attention spans. Enjoy the...laughter, tears and heartwarming holiday fun as George Bailey battles the evil Mr. Potter and his army of orcs and trolls.
.Friday, Dec 9, 2011, 10:30 PM - 11:30 PM  LindenwoodUniversity·

         Ambassadors of Harmony Sounds of the Season  University of Missouri - St. Louis Social Sciences and... | Mid-County NorthAll Day,
A beloved St. Louis tradition. The first half of the show is an energetic look at the lighter side of Christmas. Then the chorus puts its heavenly harmonies on classic carols and songs. 8:00 p.m. (9-10), 2:00 p.m. (10-11), 7:00 p.m. (11) www.touhill.org, (314) 516-4949·        

Good VibrationsFriday, December 9, 2011, 6:30 PM - 9:30 PM A one-night art opening, Good Vibrations will feature work by twenty-one undergraduate artists majoring in sculpture at Washington University in St. Louis. Independently organized and curated by the sculpture majors, this exhibition is a culmination of their work from this past semester. The pieces shown will demonstrate an exploration of a variety of media and concepts. Guests will have the opportunity to meet the artists while enjoying food and drink.

       Sunday, Dec 11…. Noon – 4pmHoliday Photos (with or without) Santa (Pets or their Humans) – featuring Pamela Parker PhotographyOne Lucky Mutt & Happy Go Lucky Outfitters2414-16 Taylor Road – Wildwood, Mo 63040Sitting Fee: $10 / includes ONE photo(cash or check preferred)Order additional photos online – choose from a variety of poses and backgrounds

Celebrate the season at 3 local, women owned businesses that have come together to offer 15% off your entire purchase at each store.  The Dream house and Tea Room, Mary Tuttles, and Three French Hens.  http://www.dreamhouseandtearoom.com/email.html

Dine with Santa, Breakfast or Dinner!

http://www.stlzoo.org/home/pagearchive/breakfastwithsanta

If you are looking for a place to chop your own fresh Christmas tree, here are some farms near St Louis:

Heritage Valley Tree Farm  636-239-7479

1668 Four Mile Road, Washington Mo.  This family farm only takes cash and checks, so leave your credit card at home!  Open weekends until Christmas from 10 a.m. to 5 p.m.

Brushy Fork Pines  636-668-6084

228 S Lindsay Road, Old Monroe, Mo.  Grandparents, siblings, aunts, uncles and kids run this family farm.  Open 9 a.m. to sunset weekends until Christmas.

Different areas have different customary charges for buyers and sellers.  In the St Louis area, sellers are typically responsible for:

Existing Loans

-Keep in mind that your mortgage interest is paid in arrears.  That means that if you sell your house on the 25th day of the month, your lender will collect 25 days of interest on the closing day.  Your bank may have a "fax fee" or a charge for providing a pay off, which I think is absurd, by the way!

Title Company Charges

-The title company performs the closing in Missouri, so their charges (right now $300.00 is the average) include title work and preparation of the HUD-1 closing statement.  St Louis County charges a release fee that is usually less than $100.

Municipal, Conservation District, and Fire District Inspection Fees

-These can run from about $10 to about $100.  That's the cost of the inspection...sellers most typically make any repairs required to bring the house to code.

Real Estate Commissions

-Commission is usually a percentage of the sale price.

LaClede Gas Inspection

-Laclede charges $150.00 to inspect all gas appliances and fuel runs.  If you have a gas grill that has seen better days, exclude it from inspection on your contract!!

Agreed upon Repairs

-This is a great big question mark!  There are a lot of dynamics...a buyer who may be a great handyman, or who may not know which end of a screwdriver is up.  An inspector who takes care to explain the difference between routine maintenance and disrepair.  A buyer's agent who sets realistic expectations or who sees the inpsection period as an opportunity to renegotiate the contract.  If you have concerns, have an inspection before you list your home.  Your listing agent should be able to help you anticipate and negotitate through inspections. 

When considering an offer, ask your agent for an estimate of seller closing costs based on the sale price you are negotiating and the closing date on the offer.  It's an estimate, because  you won't know about repairs until inspections are done, but hopefully it will give you enough information that you can sleep at night!