Is there a secret to good negotiating?
What contingencies will I see in an offer.
Do I have to consider contingencies?
How is the price set?
What do I do with low-ball offers?
What is the difference between market value and appraised value?
What is the best time to sell your house? 
Is there a secret to good negotiating?
There are several cardinal rules to negotiating effectively. One is do your homework, and learn as much about the buyer as you can. Another is to play your cards close to your vest and not reveal too much information to the other party or their agent. Don't let yourself get rushed into any decision, no matter how tempting it may be. - Finally, if you have doubts about your negotiating skill, hire someone to help.
What contingencies will I see in an offer?
Most purchase offers include two standard buyer contingencies; financing and inspection. However there are several more to be considered. See - Buying Your Home - Making an Offer for a full discussion of the contingencies that the buyer may write into the offer to purchase your home, and how they can affect the sale of your home.
Do I have to consider contingencies?
If you are a seller in a seller's market, in which there is more demand than supply, you probably won't have to entertain too many contingencies other than financing and inspection.. But if you are selling in a buyer's market, when buyers are few, prepare to be very flexible. Granting contingencies also depends upon what kind of price you want to get and on the condition of your property. Remember, contingencies are written into the contract and are negotiable during the negotiation phase only.
How is the price set?
It's very important to price your home according to current market conditions. Because the real estate market is continually changing, and market fluctuations have an effect on property values, it's imperative to select your list price based on the most recent comparable sales in your neighborhood.
A comparative market analysis provides the background data upon which to base your list-price decision. When you prepare to sell and are interviewing agents, study each agent's comparable sales report (the data should be no more than three months old). If all agents agree on a price range for your home, go with the consensus. Watch out for an agent whose opinion of value is considerably higher than the others.
What do I do with low-ball offers?
A low-ball offer is a term used to describe an offer on a house that is substantially less than the asking price. While any offer can be presented, don't let low-ball offer sour a prospective sale and discourage you from negotiating at all. Counter the offer with an offer that in your mind is fair. Unless your house is very overpriced or the buyer is not serious about buying it, he will usually respond with a far better offer the second time around. You should always do your homework about comparable prices in your neighborhood before setting your price. Your own motivation for selling must be factored in.. A lower price with a speedy escrow, for example, may be more attractive than a higher offer with a lengthy escrow period if you must move quickly, have another house under contract or must sell quickly for other reasons.
While you might reject a low ball offer in a normal market immediately, in a buyer's market a motivated seller will either accept or make a counteroffer. But there are other considerations involved: Is the offer contingent upon anything, such as the sale of the buyer's current house? If so, a low offer, even at full price, may not be as attractive as an offer without that condition. Is the offer made on the house "as is", or does the buyer want you to make some repairs or lower the price instead? - Is the offer all cash, meaning the buyer has waived the financing contingency? If so, then an offer at less than the asking price may be more attractive to you than a full-price offer with a financing contingency.
What is the difference between market value and appraised value? For full discussion See:
What is the best time to sell your house?
There is no "best" time to sell per se. Selling a house depends on supply, demand and other economic factors. But the time of year in which you choose to sell can make a difference both in the amount of time it takes to sell your home and in the ultimate selling price. Weather conditions are less of a consideration in more temperate climates, but most of the time, the real estate market picks up as early as February, with the strongest selling season usually lasting through May and June. With the onset of summer, the market slows. July is often the slowest month for real estate sales due to a strong spring market putting possible upward pressure on interest rates. Also, many prospective home buyers and their agents take vacations during mid-summer. Following the summer slowdown, real estate sales activity tends to pick up for a second, although less vigorous, fall market, which usually lasts into November when the market slows again as buyers and sellers turn their attention to the holidays. If this makes you wonder if you should take your home off the market for the holidays, consider the advice of veteran agents: You are always more likely to sell your house if it is available to show to prospective buyers continuously.
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