For most owners, selling a property is a rare and emotional decision - and it often involves the largest asset of their life. Those who proceed in a structured way usually sell faster, more calmly and at a better price. This guide takes you through the sale step by step - with a clear focus on the market in Homburg and the Saarpfalz district.
The sale in five steps
| Step | What happens | Your benefit |
|---|---|---|
| 1. Valuation | Market-based pricing | Realistic starting price |
| 2. Documents | Compile the paperwork | No delay at the notary |
| 3. Marketing | Brochure, photos, filter enquiries | The right interested parties |
| 4. Viewing & negotiation | Discussions and pricing | A reliable buyer |
| 5. Notary & handover | Contract, payment, keys | A completed sale |
Step 1: Determine the realistic value
The most common mistake is an asking price that is too high. An overpriced property stays on the market for a long time, is viewed critically by interested parties and, in the end, is often sold below value. Because the longer a property is listed, the more buyers ask themselves: "What's wrong with it?" The basis for a good sale is therefore a well-founded, market-based valuation - tailored to the location, condition, year of construction, energy standard and current local demand.
Step 2: The documents you need
Buyers and financing banks require complete documentation. If something is missing, the notary appointment is delayed or the financing falls through. Have these documents ready in good time:
- Current land register extract and cadastral map
- Floor plans and calculation of living/usable space
- Valid energy performance certificate (mandatory, see separate guide)
- For condominiums: declaration of division, business plan and minutes of the last owners' meetings
- Evidence of modernisation and renovation work (invoices)
- For let properties: existing tenancy agreements and service charge statements
Step 3: Marketing and viewings
Meaningful, professional photos, an honest brochure and targeted outreach to the right interested parties determine success. The first impression is formed online - weak images cost reach and therefore real money.
Viewings should be well prepared: a tidy, bright and neutrally furnished property makes a considerably better impression (keyword: home staging). We bundle enquiries, check how serious and creditworthy interested parties are, and thereby save you time, viewing tourism and stress.
Step 4: Negotiation and choosing the buyer
The highest bid is not always the best offer. What is decisive is a buyer with secured financing (the bank's financing confirmation). A sale that collapses shortly before the notary appointment costs weeks and weakens your negotiating position. We check solvency and support the price negotiation objectively.
Step 5: Notary, payment and handover
In Germany, a property purchase must be notarised. After notarisation, the buyer is entered in the land register with a priority notice (priority notice of conveyance), the purchase price is paid, and finally you hand over the property with a handover protocol and documented meter readings. Only upon full payment and registration in the land register is the sale complete.
Taxes on a sale: the speculation period
An often overlooked point: anyone who sells a let property, or one held as an investment, at a profit within ten years of purchase may have to tax the gain as a speculative gain. Owner-occupied residential property is generally tax-free if you occupied it in the year of sale and the two preceding years. When in doubt, a tax adviser will clarify this.
The most common mistakes - and how to avoid them
- Starting price too high: deters buyers and prolongs the marketing.
- Incomplete documents: lead to delays at the notary.
- Weak photos and brochures: cost reach and interested parties.
- Emotional price expectations: sentimental value does not count on the market.
- Selling without secured financing: often collapses just before the finish line.
Frequently asked questions
How long does a property sale in Homburg take?
Realistically, plan for three to six months from valuation to handover. Well-prepared properties with a market-based price sell much faster in sought-after locations, while overpriced or incompletely documented properties take longer.
Do I need an agent to sell my house?
Legally, no - but in practice an agent saves you time, filters out unserious interested parties, knows the local market and handles valuation, marketing and negotiation. This usually leads to a smoother process and often to a better sale price.
What does selling a property cost?
For the seller in Saarland, the main costs are the proportional agent's commission (around 3.57% incl. VAT), costs for documents such as the energy performance certificate and, where applicable, the deletion of land charges. The notary costs for the purchase contract are usually borne by the buyer.
When do I have to pay tax on the gain from a sale?
Usually not at all for owner-occupied residential property. For let properties, tax may be due within the ten-year speculation period. The precise assessment should be made by a tax adviser.
With good preparation and support, the typical mistakes can be avoided - and that is exactly what we help you with, personally, in Homburg and the surrounding area.