How do I sell my parent's home in a 55+ community when I live out of state?

The short answer: Start by finding out who has the legal authority to sell the home, then get a written value and a net sheet so you know where you stand. After that, work in small steps: decide what to do with the belongings, get the home ready, order the HOA documents, and set the price from the facts. You do not have to be there for every step. A Realtor who knows the community can coordinate most of it with you by phone and email.

Tammy Irby is a Realtor with eXp Realty in Northern Virginia helping homeowners in 55+ communities, and their families, sell their homes and move on to what comes next with less stress.

I have sold homes in Northern Virginia for 41 years, and many of my calls come from adult children who live far away and are not sure where to begin. If that is you, here is how I walk through it.

Who can sell my parent's home?

This comes first, because it decides who can sign. It depends on your parent's situation. The owner may be able to sign. Someone may hold a power of attorney. If the owner has passed away, the person named in the will may need to act, and in some cases the court is involved. I am not an attorney, so I work with yours. Before you list, ask an attorney who has the authority to sign, and what paperwork a buyer's title company will need to see.

What are the first steps?

Get a written value and a net sheet. You should see two numbers before you decide anything: what the home should sell for, and what is left after the costs of selling. I prepare both at no cost and with no obligation.
Talk it through as a family. Decide who is making decisions, who is local, and how quickly you want to move. Everyone does not have to agree on every detail, but everyone should know the plan.
Decide what to do with the belongings. This is often the hardest part, and the one that takes the longest. Sort what stays in the family, what is donated or sold, and what is cleared out. Start with the rooms that matter most for showing the home.
Get the home ready. I use a "must do, should do, can do" list. Most of what helps a sale is small: cleaning, clearing, paint, repairs and light. I have a free Home Prep guide for this.
Order the HOA disclosure packet. Virginia law requires the seller to give the buyer this packet. I usually recommend that sellers order the documents ahead of time, and I take care of this at the time of listing the home. You can read more in What is the HOA disclosure packet in Virginia?
Price it from the facts. We set the price from the homes that sold, the homes for sale right now, and the homes under contract, not from a number someone hoped for.
List, show and close. I coordinate the showings, the buyer's questions, the inspections and the settlement, and I keep you updated by phone or email, whichever you prefer.

Can I sell the home without handling all of the work myself?

Often, yes. Out-of-state families can complete a sale without handling most of the headache. Here is how I make it easier:

One person to call. I am your single point of contact. I coordinate the vendors, the paperwork and the showings, so you do not have to manage each one yourself.
Trusted help. I work with trusted estate sale services, movers and cleaners, and I can connect you with them. I can also connect you with junk removal and donation pickup, handymen and painters, stagers, and lawn or snow care while the home is empty.
A written timeline. I put the steps in order, with who does what and when, so everyone can see the plan.
Zoom family meetings. I can meet with you and your brothers and sisters on Zoom, wherever you live, so everyone hears the same plan and can ask questions at the same time.
Signing from far away. I work with the attorney and the title company to find out how an out-of-state family member can sign, so you do not have to travel for every step.
Paying vendors at settlement. In some cases, vendors can be paid at settlement. That is an agreement between you and the vendor.
Your choice. You are free to use your own vendors. I am glad to introduce the ones I trust.

What is different about selling in a 55+ community?

A few things are worth knowing:

The community has an age requirement. Buyers must meet it, so your buyers come from people who qualify. That is one reason it helps to work with someone who knows the community.
The HOA fees keep coming while the home is for sale. Ask the association what they are and when they are due.
The association has rules and paperwork of its own. The disclosure packet covers the fees, any violations, the governing documents and the board minutes.
Every community works a little differently. I have community pages for Heritage Hunt, Potomac Green, Birchwood at Brambleton and Regency at Dominion Valley, with the fees and what homes there have sold for.

What mistakes do families make?

Waiting to find out who has the authority to sell. This can slow everything down.
Starting with the whole house. Begin with the rooms buyers see first, so you can show progress early.
Pricing from a neighbor's list price, not a sold price. A list price is a hope. A sold price is a fact.
Skipping the small repairs. Buyers in a 55+ community often want to move in without a project.
Not asking about the HOA fees and documents early. Surprises here can slow a sale.
Trying to do it all alone. You do not have to. Ask for help early.

What does this look like for real families?

Some families have lost a parent and are working through a home full of memories while grieving. Some have a parent who is moving closer to family or into care and wants the sale handled well. Some are brothers and sisters in different states who need one clear plan. Every family goes at a different pace, and I try to match yours. I ask what matters most to you before I ask about the house.

Frequently asked questions

Do I have to be in Virginia to sell my parent's home?

Not for every step. Much of the work, such as the value and net sheet, the plan, the paperwork and the updates, can be done by phone, email or Zoom. Some steps, such as signing, may depend on what your attorney and the title company need.

Who signs the contract to sell?

It depends on who has the legal authority. Ask an attorney before you list.

Can I sell the home with the belongings still in it?

Usually the home sells better when it is cleared and ready to show. We can talk through what makes sense for your timeline.

Do the HOA fees continue while the home is for sale?

Yes, the association's fees generally continue until the sale closes. Ask the association for the current amounts and due dates.

What is the HOA disclosure packet?

It is a set of documents Virginia law requires the seller to give the buyer, including the fees, any violations, the governing documents and the board minutes. When you list with me, I order it for you.

How do I find out what the home is worth?

Call me. I will prepare a written value and net sheet for the home at no cost and with no obligation.

Where to go next

Read my Selling page for how I plan and run the whole move.
Read What is the HOA disclosure packet in Virginia, and how do I order it when I sell?
Read What should I know before selling my home in Heritage Hunt?

Tammy Irby, Realtor, eXp Realty. Call or text 703-929-3540. livetheeasylife.com