I agree 100% with the agent below! I don't know anything at all about your home but the Yorba Linda Market is pretty healthy right now. If Price, Condition and Location are all in sync, your home could sell very quickly and without incentives. If these elements are NOT in line, incentives will probably not help!
Of course, the lower price ranges are moving more quickly ... In Yorba Linda, this means homes priced below $600,000. However, the higher priced properties are selling too.
While it may be a good idea to have your home inspected before putting it on the market ... just to know where you stand as to condition ... many Buyers will still elect to get their own second physical inspection from a company THEY choose and will be quite willing to pay, and expect to pay, for it themselves.
Most qualified Buyers, today, do not ask for Closing Costs and most Sellers do not offer it up front. It may come up as part of an offer, and if it does, it can be dealt with at that time. Sometimes by raising the price to compensate the Seller for Costs credited. Depends on the circumstances surrounding the offer and the Listing Price of the home.
Unless your HOA dues are uncommonly high, offering to pay the dues for one year probably will not have much of an impact. Buyers expect to pay Association Dues if they buy in a community that requires them.
If they are VERY high for the area, offering to pay for only one year will not have much of an impact either ... Buyers will look to the future. Best to offer the home for slightly below market unless it is a truly exceptional property. Then, price at Market and see what the response is.!
I have been a full time Realtor in Yorba Linda (and live in 92886) since 1982. In all that time, I have never heard of a Seller offering to pay the Buyer's appraisal fee. Paying $400.00 + or - for an appraisal fee is less than a drop in the bucket if the property is over priced.
You should pay close attention to the comps and realistically compare them to your own property. Price is the most important factor. The Buyer has to live with it every time he pays his taxes and makes his payment .... and of course the home MUST appraise, or he will not get his loan. Buyers and their agents, today, are all very much aware of the comps ... and their condition and location.
One other piece of advice that is tried and true ... Don't offer less than 2.5% commission to the Selling
Broker ... you will get fewer showings. All commissions are negotiable but you get what you pay for when it comes to commission. True story.
I write Market Conditions reports for Realty Times which also appear on Realtor.com. I am in the long overdue process of updating my Yorba Linda report with a lot of good current, valid information. Send me your Email address and I will forward the brand new report to you in a couple of days. I will also be happy to answer any other questions you may have!
Prudential CA Realty
CA DRE LIC# 00840097