Selling a rental property isn’t always a walk in the park. From property preparation and closing details to additional tax and tenant issues associated with investment properties, the stresses can add up fast. So, whether you’re selling a rental home in Atlanta or a property in Denver, check out this Redfin guide and learn the basics of how to sell a rental property with confidence in 2025.
This article assumes you own a rental property in the U.S. Always consult an attorney, tax professional, or Redfin agent for situation-specific advice.
3 key questions to ask before selling your rental property
Thinking about selling your rental property? Take a moment to reflect on these three simple questions to make sure you’re set up for success.
What are your financial goals?
Think about what you want to achieve with your money. Are you looking for a quick profit, aiming to spread out your investments, or addressing a financial need? Clarifying your motives will guide your decision.
Is the market in your favor?
Check out the local real estate market. Are property prices rising, steady, or falling? Timing your sale based on market trends can boost your return. Also, see if rental demand is strong in your area.
How will the sale affect tenants and your income?
If you have tenants, consider the impact on them. Review the lease terms, tenant rights, and local laws to ensure you’re compliant. You should also consider the financial impact of losing your rental income.
Selling with tenants vs. selling vacant
You can sell your rental with tenants or after they move out – each comes with tradeoffs:
- Tenant-occupied: Appeals to investors, preserves rental income, but may limit showings and sale price.
- Vacant: Attracts more traditional buyers, easier to stage and market, but results in lost income while on the market.
Your strategy depends on your buyer audience and local regulations.
How to sell a rental property
Step 1: Evaluate your goals against current market conditions
- Assess your objectives: Determine why you’re selling and whether you want to maximize profit, sell quickly, or defer taxes via a 1031 exchange.
- Research the market: Analyze local real estate trends to determine the best time to sell. Check comparable rental property sales (comps) in your area for pricing guidance.
- Consider tenant status: Review your lease agreements. Are tenants on a month-to-month lease or a fixed-term lease? This affects your ability to show or vacate the property.
- Action: Contact a local Redfin agent to get a comparative market analysis (CMA).
- Tip: Tenant-occupied properties may appeal to investors—but could deter buyers looking for a primary residence.
Step 2: Familiarize yourself with the tax and financial implications
- Calculate capital gains: Long-term capital gains (0%, 15%, or 20%) may apply if you’ve held the property over a year. High-income sellers may also owe a 3.8% Net Investment Income Tax.
- Account for depreciation recapture: If you claimed depreciation, the IRS taxes depreciation recapture at 25% (up to the amount depreciated).
- 1031 exchange: If you want to defer taxes, consider a 1031 exchange to reinvest proceeds into another investment property. Strict rules apply, be sure to consult an expert before taking this route.
- Action: Consult a CPA or tax advisor to estimate taxes and explore strategies like a 1031 exchange. Gather records like purchase documents, improvement receipts, and depreciation schedules.
- Tip: Keep all records for at least 6 years, or indefinitely for 1031 exchanges.
Step 3: Communicate with tenants and follow local laws
- Review lease terms: Check if the lease allows termination for sale or requires that tenants be allowed to stay until the lease ends. Be aware that state laws for these situations vary.
- Notify tenants: If you are selling a home with tenants, inform them of future showings and notify them of their rights.
- Offer incentives (optional): To encourage cooperation or early move-out, consider offering a cash-for-keys deal or reduced rent.
- Action: Consult a landlord-tenant attorney or property manager to ensure compliance with local laws. Keep records of all correspondence.
- Tip: Selling to an investor who wants tenants in place can help simplify the process.
Step 4: Prepare the property for sale
- Assess the condition of property: Evaluate the repairs or upgrades needed to maximize value. Focus on high-ROI fixes.
- Stage the property: If the home is vacant, stage it to appeal to buyers. If it’s occupied, do your best to work with tenants to keep it clean and accessible for showings.
- Gather documentation: Gather up your property records. That means leases, maintenance history, utility bills, etc. Potential buyers will likely be interested in this.
- Action: Hire a contractor for repairs or a stager for presentation. Schedule a pre-listing inspection to identify issues upfront so you don’t run into any unexpected holdups.
- Tip: Highlight income potential through current rent and vacancy rates in marketing materials for investor buyers.
Step 5: Hire your agent and set the listing price
- Work with a real estate agent: Find a Redfin agent to work with and come up with a competitive price based on market trends.
- Find a tax advisor: Ensure tax compliance and explore tax-saving strategies.
- Factor in vacancy: If you’re selling a vacant property, price it like a primary residence based on comps.
- Action: Talk with your agent and agree on a listing price.
- Tip: In hot markets, underpricing slightly can spark bidding wars. That said, this strategy doesn’t come without risk.
Step 6: Market and show the property
- List the property: Your agent will list the property on the MLS and market it locally. Be sure to highlight rental income potential in your listing. Beyond that, your agent will have local insights and connections to help get the property out to the right people.
- Coordinate showings: If the property is actively occupied by a renter, schedule showings with tenant consent, following state laws. If the property is vacant, use lockboxes for easy access. It can be helpful to coordinate with work schedules or other set times.
- Action: Ensure tenants are cooperative or the property is vacant for showings.
- Tip: Professional photos and virtual tours attract more buyers.
Step 7: Review offers and negotiate
- Evaluate your offers: Compare your offers based on price, contingencies, and closing timeline. Note, investor buyers may offer cash for faster closings.
- Negotiate terms: You can counter offers to improve price or terms. If the property is being rented, iron out all of the details of the lease transfer.
- Action: Work with your agent to assess offers. Consult your attorney if terms are complex or you are looking for any clarification.
- Tip: Cash offers from investors often close faster, but may come in lower than financed offers.
Step 8: Navigate inspections and appraisals
- Buyer inspections: The buyer will likely conduct inspections. While not ideal, you may need to negotiate repairs or adjust the price if issues arise.
- Appraisal: If the buyer uses financing, the lender will require an appraisal to confirm the property’s value.
- Title search: A title company will check for liens or title issues. These issues will need to be resolved before the sale is finalized
- Tenant cooperation: Make sure the current tenants allow access for inspections, per lease and state law. These laws vary by state so be sure to do your research.
- Action: Coordinate with your agent, tenants, and service providers to ensure inspections, appraisals, and title reviews happen on schedule. Provide all requested documentation quickly to keep the deal moving.
- Tip: Buyers often back out during the inspection period – staying responsive and flexible during this stage can help keep your sale on track.
Step 9: Close the sale
- Sign closing documents: After diligent review, cross the i’s and dot the t’s on the closing statement, deed, and other paperwork. If the property is actively being rented, transfer the lease agreement to the buyer.
- Pay off your mortgage: If applicable, your mortgage lender will provide a payoff statement. The title company will disburse the funds to pay off the loan.
- Distribute the funds: After deductions like agent commissions, closing costs, and taxes, you’ll receive the net proceeds.
- Transfer utilities and keys: Coordinate with the buyer to transfer utilities and hand over the keys.
- Action: Attend the closing (in person or remotely) or sign documents in advance. Confirm tenant notification of the new owner, if applicable.
- Tip: Review the Closing Disclosure three days before closing. This is required for financed buyers to ensure accuracy.
Step 10: Handle your post-sale responsibilities
- Report the sale to the IRS: File Form 1099-S and report any capital gains on your tax return.
- Keep your records: Retain closing documents, improvement receipts, and depreciation records for at least 6 years.
- Action: File taxes with your CPA’s help. Store documents securely. We recommend that you keep digital copies as well.
- Tip: Planning to do a 1031 exchange? You’ll need to work with a qualified intermediary and follow strict IRS rules.
Sample 12-week timeline for selling a rental property
- Week 1–2: Research the market, consult professionals, and address tenant issues.
- Week 3–4: Prepare the property, set a price, and list your property with a Redfin agent.
- Week 5–6: Market the property, show the property, and review your offers.
- Week 7–10: Do your due diligence and negotiate repairs.
- Week 11–12: Close the sale, transfer ownership, and file the taxes with help from a CPA.
Keep in mind this timeline won’t work for everyone—factors like tenant lease terms, needed repairs, or market conditions can speed things up or slow them down. Use this as a general guide and adjust based on your specific situation.
Final thoughts on selling a rental property
To sum it all up, selling a rental property is all about navigating tenant rights, targeting your buyer audience, and focusing on finances. If you need hands-on guidance that is specific to your situation, reach out to a Redfin agent today. They’ll get you on the right track to your successful rental home sale.
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