Can You Sell a House With Everything in It?

Selling a house with its contents offers a solution for homeowners, providing a streamlined process that differs from traditional empty home sales. This approach, often called a “turnkey” or “furnished” sale, presents considerations for both sellers and buyers. It typically arises when a seller is relocating, managing an inherited property, or prioritizing convenience. It is a viable option that can simplify the transition for all parties involved.

Categorizing Contents for Sale

Understanding the distinction between different types of property is fundamental when selling a home with its contents. “Real property” refers to the land and anything permanently attached to it, such as the house structure, built-in cabinets, light fixtures, plumbing systems, and landscaping. These items transfer with the ownership of the home. Conversely, “personal property” includes movable items not permanently affixed to the home, such as furniture, freestanding appliances, decorative items, and kitchenware. These are movable belongings.

Creating a detailed, itemized inventory list of all personal property intended for inclusion is crucial. The list should describe each item, note its condition, and ideally include details like make, model, and serial numbers. Clear documentation prevents misunderstandings and potential disputes between the buyer and seller regarding what stays and what goes. For instance, a wall-mounted television is personal property, but its mount, if affixed to the wall, is generally considered a fixture. Similarly, while a built-in microwave is a fixture, a freestanding refrigerator is personal property.

Navigating the Sales Process

Selling a furnished home requires specific considerations beyond a traditional real estate transaction. Personal property valuation often differs from real estate. The house undergoes a standard appraisal, while personal property is valued based on its used market value, considering age, condition, and market trends. Alternatively, personal property might be included as a convenience, adding appeal without a separately itemized monetary value.

Marketing highlights its “turnkey” readiness, emphasizing convenience for immediate move-in, especially for relocating buyers. Listings should state that contents are included, sometimes detailing the furnishings. During showings, well-maintained furnishings help buyers visualize the space, potentially accelerating decisions. Sellers should ensure included items are in good condition to avoid detracting from the home’s overall appeal.

Negotiations are influenced by included contents, as buyers factor value and convenience into offers. Sellers should be prepared for discussions where personal property affects the overall price point. Clarify that personal property is sold “as-is,” without warranties, as its depreciated value means it is not new. This clarity helps manage buyer expectations regarding the condition and longevity of the included items.

Contractual and Tax Implications

Formalizing the sale of a house with contents involves specific documentation to ensure a smooth transfer of ownership. Personal property is incorporated into the real estate purchase agreement via a dedicated addendum. This addendum references the inventory list, outlining every item and its agreed-upon condition.

A separate Bill of Sale transfers personal property ownership. This document lists items, their value, and the transaction date, serving as legal proof of title transfer. This separation is important for both parties.

For sellers, capital gains tax primarily concerns real estate. The sale of a primary residence may qualify for an exclusion of up to $250,000 for single filers and $500,000 for married couples filing jointly, provided certain ownership and use requirements are met. Personal property, especially used household items, typically does not incur capital gains tax unless sold for more than its original purchase price. Losses on the sale of personal-use property are generally not tax deductible. While sales tax on personal property varies by jurisdiction, private sales of used household goods are often exempt.

For buyers, separating personal property value from real estate value is important for property taxes. Property taxes are assessed based on the value of the real estate, not the personal property. Clearly distinguishing these values helps ensure accurate property tax assessments. Buyers should adjust insurance coverage to include personal contents, as standard homeowners’ policies cover personal property up to a percentage of dwelling coverage. Reviewing and potentially increasing these limits, especially for high-value items, is advisable to ensure adequate protection.