The FoolProof FSBO Podcast with Tim Street

4 Hidden Costs of Selling Your Home in 2026

Selling in 2026 may cost more than you think. In this episode, Tim breaks down the 4 hidden costs of selling your home that don’t always show up on a closing statement — but can quietly wreck your math. You’ll learn: * What the lock-in tax really costs when you trade a 3% mortgage for today’s rates * Why downsizing can still leave you with a higher payment * How property tax reassessment can hit longtime homeowners * The messy “coordination cost” of selling and buying at the same time * Why your memories, routines, neighbors, and comfort have real value * How to calculate your true cost before deciding to sell Bottom line: don’t sell just because the market, neighbors, or Zillow made you itchy. Run the real math first — then move only if the reason is bigger than the cost. Intro Outro

Selling Your Home? Kill The Inspection Report Price Drop!

Inspection reports are one of the easiest ways buyers squeeze sellers after contract. In this episode, Tim shows you how to stop that price-reduction play before it starts with a pre-listing inspection and a Truth Binder. You’ll learn: * Why inspection week creates massive seller leverage problems * How a pre-listing inspection protects you before buyers attack * The 3 buckets for sorting inspection issues * What to fix, quote, disclose, or ignore * How a re-inspection makes your home look cleaner and safer * What to put inside your Truth Binder * How repair quotes stop inflated credit requests * Why transparency turns buyer suspicion into trust Bottom line: fix what matters, document everything, and remove the ammo before buyers can use the inspection report against you. Intro Outro

10 'Genius' Mistakes That Get Home Sellers Sued

These “genius” disclosure mistakes are exactly how honest sellers get sued after closing. In this episode, Tim breaks down 10 things home sellers forget, hide, or explain away that can turn into expensive lawsuits. You’ll learn: * Why “I didn’t know” usually fails as a legal defense * Why past flooding still matters even after repairs * How repaired foundation cracks can become lawsuit fuel * Why neighbor disputes and HOA issues must be disclosed * Why past pest problems need paperwork, not silence * The 5 lead paint disclosure boxes you cannot miss * When deaths in the home must be disclosed * Why unpermitted work can explode after closing * The #1 lawsuit trigger: water intrusion and roof leaks Bottom line: disclosure backed by documentation is your legal shield. Say it, prove it, and sleep better after closing. Intro Outro

Eiffel Tower Scam

Closing is where small mistakes can cost hundreds, thousands, or even your entire house. In this episode, Tim breaks down 7 closing mistakes sellers must avoid before signing the final papers. You’ll learn: * Why you must read your settlement statement early * How tax surprises can shrink your proceeds after closing * Why sellers should record their own final walkthrough video * The danger of letting buyers move in before closing * Why failure to disclose can haunt you years later * Why FSBO sellers should never DIY legal paperwork * The #1 nightmare: deed fraud and how to protect yourself Bottom line: closing is not “just paperwork.” It’s where you protect the money, the deal, and the house. Intro Outro

Buyers Will Reject Your Home Before They Walk In (Here's Why)

Pricing your home is one of the few decisions that can instantly add or destroy tens of thousands of dollars in equity. In this episode, Tim breaks down the 10 biggest pricing mistakes sellers make and explains how buyer psychology, online search behavior, and market data determine what your home is actually worth. You’ll learn: * Why pricing based on what you paid for the home is irrelevant to today’s buyers * The danger of setting your price around what you need to net instead of market reality * Why relying on a Zestimate or online valuation tool can lead to major pricing errors * How pricing at $399,000 instead of $400,000 may actually reduce buyer exposure * The costly mistake of waiting too long to reduce the price * Why small price cuts often fail to attract new buyers or generate momentum * How pending sales reveal where the market is heading before closed sales catch up * Why emotional attachment to a target price can cause sellers to reject strong offers * The importance of reviewing your agent’s comparative market analysis (CMA) instead of accepting it blindly * The #1 pricing trap: agents who intentionally overprice your home to win the listing Bottom line: buyers determine value—not your purchase price, mortgage balance, retirement plans, or an agent’s promises. The sellers who earn the most money are usually the ones who price accurately from the start, react quickly to market feedback, and make decisions based on data rather than emotion. Intro Outro