Selling a Home in Upper Franconia – Valuation, Marketing and Process

FrankenImmo supports owners throughout Upper Franconia (Oberfranken) in selling residential property – from the first valuation to the handover of the keys. On this page you will find out how the sales process works, which documents you need, which tax aspects are relevant and what you should pay particular attention to in the region.

What Is Your Home Worth?

Setting the price is the most important decision in the entire sales process. Too high an asking price deters buyers and causes the property to become "burnt" on the market – the longer a property is listed, the more its perceived attractiveness declines. Too low a price gives money away.

How is the market value determined?

There are three recognised valuation methods, used depending on the type of property:

Sales comparison approach (Vergleichswertverfahren): The most common approach for flats and detached houses. The value is derived from prices actually achieved for comparable properties in the area. The basis is the purchase price collections of the expert valuation committees (Gutachterausschüsse), which are partly publicly accessible via BORIS Bayern.

Income approach (Ertragswertverfahren): Used mainly for let properties and apartment buildings. The value is calculated from the achievable rental income, the operating costs and a customary capitalisation rate.

Cost approach (Sachwertverfahren): Used for atypical properties for which neither comparable values nor income provide a reliable basis – such as listed houses or highly individual properties.

Free initial valuation by FrankenImmo

We prepare a well-founded market price assessment for you based on local comparable values, our transaction experience and current market conditions. This initial valuation is free of charge and without obligation.

If you need a valuation report that will stand up in court – for example in inheritance disputes, divorces or tax matters – we can put you in touch with a certified surveyor in Upper Franconia.

→ Request an initial valuation: Free property valuation

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Sell Quickly to International Investors

Alongside private buyers from the region, we work with the largest pool of international investors in Upper Franconia. These buyers pay the full market price and often buy with equity, without bank financing. This makes the sale faster and more secure, because there is no need to wait for a financing commitment. Find out more about investor matching.

The Sales Process – Structured and Transparent

1. Initial consultation and assessment

In the first step we get to know your property – and your goals. Why are you selling? By when should the sale be completed? Are there any special circumstances we need to take into account (community of heirs, existing tenancies, emotional attachment)?

Based on this information we develop an individual sales strategy that suits your situation.

2. Gathering and preparing documents

A professional sale stands or falls with complete documentation. Buyers and their banks expect clear records. Missing documents delay the process and can reduce confidence in the offer.

These documents are required to sell a home:

• Current land register extract (Grundbuchauszug), no older than three months
• Energy performance certificate (Energieausweis) – mandatory for every sale; information from the German Energy Agency
• Living area calculation
• Floor plans (ideally to scale and up to date)
• Building specification / building plans
• Statement of running costs for the last two to three years
• Proof of renovations and modernisations carried out

Additionally for flats:

• Declaration of division (Teilungserklärung) with community rules
• Current service charge (Hausgeld) statement
• Minutes of the last three owners' meetings
• Balance of the maintenance reserve (Instandhaltungsrücklage)
• Budget plan for the current year

We help you obtain all the documents and organise any that are missing. Our checklist for sellers gives you a complete overview.

3. Exposé preparation and marketing

A professional exposé is your property's calling card. It decides whether a prospective buyer books a viewing or keeps scrolling.

What a FrankenImmo exposé includes:

• Professional property photography (with drone shots on request)
• Prepared floor plans
• Detailed description of the property and location
• Energy performance figures
• Overview of fittings and special features
• Infrastructure and location map

Marketing is targeted – via leading property portals such as ImmoScout24 and Immowelt, via our own network of registered prospective buyers and, if required, discreetly without a public listing.

→ Details on exposé preparation: Exposé service

4. Viewings and buyer qualification

Not every interested party is a qualified buyer. Before every viewing we check whether financing is feasible in principle and whether the search profile matches the property. This saves you time and protects your privacy.

We conduct viewings in person – objectively, honestly and with an eye to both the property's strengths and a realistic presentation.

5. Price negotiation

Negotiation is the most sensitive part of the sales process. We mediate between both sides – objectively, based on facts and with the aim of achieving a price that is fair to you and does not overstretch the buyer. A fair price speeds up completion and reduces the risk of withdrawal.

6. Notary appointment and contract signing

The purchase contract is notarised by a notary (Notar). We go through the draft contract with you and clarify open questions in good time before the appointment. Information on the process is available from the Federal Chamber of Notaries (Bundesnotarkammer).

→ Detailed information: Notary support

7. Key handover and after-sale

Once the purchase price has been paid in full, the keys are handed over. We prepare a handover protocol documenting the condition of the property, all meter readings and the keys handed over. We remain available for questions after the sale, too.

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Tax Aspects of Selling a Home

Taxes may be due when selling a home in Germany. The most important rule is the so-called speculation tax (Spekulationssteuer) under § 23 EStG.

When is no speculation tax due?

The gain on the sale is tax-free in two cases:

Ten-year period: If more than ten years have passed between the purchase and the sale of the property, the gain is tax-free regardless of how it was used.

Owner-occupation: If you lived in the property exclusively yourself in the year of the sale and the two preceding calendar years, the gain is also tax-free – even within the ten-year period.

When is speculation tax due?

If you sell the property within ten years of acquiring it and have not lived in it yourself throughout, the capital gain is taxed at your personal income tax rate. The gain is calculated as the difference between the sale price and the acquisition costs (including incidental costs and documented modernisations).

Important: For inherited properties, the acquisition date of the deceased applies, not the date of the inheritance. In many cases the ten-year period has already expired for inherited properties.

In any case we recommend consulting your tax adviser before the sale. General tax information is available on the website of the Bavarian State Tax Office (Bayerisches Landesamt für Steuern).

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Special Sales Situations in Upper Franconia

Selling inherited property

A large share of the properties for sale in Upper Franconia come from inheritances. Selling an inherited property brings particular challenges: communities of heirs have to reach agreement, the land register has to be corrected, and the emotional side often plays a bigger role than the financial one.

We have extensive experience in supporting the sale of inherited properties and work with specialist inheritance lawyers and notaries in the region. Find out more: Inheritance and property.

Selling in the event of separation or divorce

When a property has to be sold as part of a separation or divorce, discretion and objectivity are especially important. We act as a neutral intermediary who takes both sides' interests into account and makes the process as smooth as possible. Find out more: Property and divorce.

Selling a let home

Selling a let flat or house is possible in principle – the existing tenancy agreement transfers to the new owner (the principle "sale does not break a lease", Kauf bricht nicht Miete). For investors, a let property can even be more attractive than a vacant one, because rental income flows immediately. However, the pool of buyers for let properties is usually smaller, and the price can vary depending on the tenancy agreement and rent level.

Listed properties

Upper Franconia has a remarkable stock of listed buildings – from Franconian half-timbered houses and Gründerzeit town villas to historic country estates. Selling listed properties requires specialist knowledge: buyers can take advantage of tax benefits (increased depreciation under §§ 7h/7i EStG), but must also comply with the requirements of the monument protection authority. We advise you on the particularities and specifically approach buyers who are interested in listed properties.

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Next Step: Have Your Property Valued

A good sale starts with a realistic assessment. Contact us for a free, no-obligation initial valuation of your home in Upper Franconia.

FrankenImmo – Results-driven brokerage
Phone: 0151 58363197
Or request a free valuation directly.

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Note: The information on tax and legal aspects on this page is for general guidance only and does not replace individual advice from a tax adviser or lawyer. For binding information on tax law, please contact your tax adviser or the competent tax office (Finanzamt).