Selling your property privately or through an agent? A comparison of your options
Are you planning to sell, move, or inherit property? This comparison shows you precisely when a private sale makes sense—and when an agent can significantly improve the time, risk, and outcome.
A house, an apartment, a multi-family home: when you sell, you are not "just" selling square meters. You are selling value, time, and peace of mind. This is where the decision is made: private sale with maximum personal effort—or sale with a real estate agent who brings speed, structure, and discretion to the process.
Selling privately may be suitable if you have market knowledge, sufficient time for paperwork, viewings, and negotiations, and can clearly position your property. You control everything yourself: property valuation (ideally data-based), exposé, inquiry management, credit check, and preparation of the purchase contract with a notary. The price lever is often not the commission, but whether you start with a realistic price and follow through in a legally compliant manner until the handover.
Selling with a real estate agent is particularly relevant when discretion is important (e.g., off-market), when inheritance or relocation create pressure, or when the property requires explanation (old building, renovation status, division, condominium issues). A professional broker reduces typical risks: unqualified prospective buyers, tough financing rounds, missing documents, negotiations without a clear line. The result is not guaranteed—but often a clean process, reliable timelines, and a market presence that matches the quality of your property.
The decision is not based on price – but on risk
In 2026, many owners underestimate not so much the marketing aspect as liability, buyer screening, and negotiation. Here you can find guidance before taking the first step.
The classic reflex is: "Real estate agents cost money." The better question in 2026 is: What does a mistake cost? Because selling real estate is not just about reach and viewing appointments. It's about liability issues surrounding information about the property, handling documents (energy performance certificate, declaration of division, minutes, building encumbrances, modernizations), and clear, transparent expectation management. If you sell privately, you can do a lot of things right—but you bear full responsibility if information is missing, unclear, or disputes arise later on.
The second lever is buyer screening. "Likeable" is not proof of creditworthiness. Especially in the premium segment and with complex properties, financing capability, timing, and reliability are decisive factors in the deal. Then there is the negotiation: if you are emotionally attached to the property (inheritance, separation, retirement), every price anchor becomes a test of endurance. A broker does not replace your decision—they can structure it: a clear database for property valuation, controlled communication, documented steps, consistent qualification. The result: less friction, more peace of mind, and often better planning.
Private sale: maximum control – and full responsibility
What you need to do yourself, where typical mistakes occur, and which costs often remain "invisible."
Selling real estate privately sounds like freedom: you determine the price, timing, viewings, and negotiations. That is precisely the advantage. And that is precisely the burden. You are simultaneously the seller, project manager, and risk manager. You procure documents, clarify condominium and land register issues, organize energy performance certificates, answer questions, coordinate the notary appointment—and document every relevant property detail in a way that remains traceable and accurate. In case of doubt, you must be able to prove why a statement was made in the exposé or during a conversation.
Typical mistakes occur where there is a lack of routine: too high an asking price (the property "burns" on the market), unclear space specifications, too much price discussion with unqualified interested parties, or a credit check that is too late. The costs are also often invisible: paid advertisements, professional photos, time for viewings, travel, coordination with the bank/notary – plus the risk of price reductions if uncertainties arise in the due diligence process. Private sales can work. They are rarely "cheap" – above all, they are labor-intensive. If you need discretion, speed, and clear timelines, the scope for maneuver quickly becomes limited.
Private sales in practice: procedure, effort, obstacles
Selling privately means managing a deal like a project. The first step is to gather the necessary documents: current land register extract, building plans, living space calculation, energy performance certificate, and, in the case of condominiums, the declaration of division, economic plan, and minutes of owners' meetings. At the same time, you clarify: What has been modernized, what needs to be renovated, what needs to be clearly explained in the exposé and during viewings? Without this basis, every inquiry becomes an endless loop—and every ambiguity will later affect the price.
Then comes the marketing: positioning, photos, advertisements, appointment management, viewings. It is rarely "one" appointment that is time-consuming, but rather the series of queries, follow-ups, and cancellations. The quality of the buyer is a critical issue: request creditworthiness documents early on, check the financing status, and compare schedules. Typical stumbling blocks include an excessively high starting price (the property loses momentum), unclear information about size/condition, data protection when sending sensitive documents, and negotiations without a reliable database. Precision is essential, at the latest before the notary appointment: have the draft purchase agreement checked, clearly regulate the handover date, inventory, defects, and liability issues. Private sales can work—if you invest time, structure, and nerves.
Valuation & pricing: between market sentiment and reality
The biggest lever in sales is rarely "more reach." It is the starting price. And that is often based on gut feeling: the neighbor achieved X, the bank financed Y, the press says Z per square meter. But the market does not evaluate your memory, but rather the location, condition, layout, energy ratings, condominium situation, rights/encumbrances, and current demand. In 2026, comparability will be the most important factor: What has actually been recorded in a similar micro-location? What discounts arise from renovation backlogs, leaseholds, usufruct, or poor rentability? A reliable real estate valuation combines data, property inspection, and a clear line of argumentation for later negotiations.
Typical pricing mistakes are costly: starting too high costs momentum (fewer inquiries, more "What's going on?" signals), starting too low gives away value and can trigger mistrust. A better approach is a pricing strategy with a plan: define a price range, clearly target your audience, calculate reserves for negotiation, and set hard criteria for when to readjust. If you want to sell discreetly (e.g., off-market), pricing logic becomes even more important: less visibility, but more precision in your approach and buyer qualification. If you want to take a structured approach, talk to Supanz-Immobilien about a realistic valuation and a pricing strategy that fits your property and your schedule. If you are interested, write or call us.
