Should we hold an estate sale before selling a parent's Colorado Springs home?

It depends on what's left after the family takes what matters. An estate sale makes sense when there's enough of value to sell and time to hold one, usually during the preparation phase, before listing photos. If the value is modest or time is short, donation and a cleanout crew are often simpler. Either way, decide as part of the listing plan, because a cluttered home photographs poorly and shows like a list of projects. Your parent, or whoever holds legal authority, makes the call.

Decide it as part of the listing plan

The estate sale question belongs in the preparation phase, before the home goes on the market. Once we agree on a price, we document the plan in the listing agreement, and part of that plan is what happens to everything in the house.

The reason is simple. To get what you want out of the home, buyers need to be able to walk through freely and picture themselves living there. A home full of furniture and belongings looks like a bunch of projects. And your parent may not have room for most of it in the next place anyway.

In a perfect world, you declutter, straighten, edit, and get rid of what isn't going. That's what makes the listing photos shine, and the photos are what bring buyers through the door.

What I've seen when a home isn't cleared

I once met with homeowners who were overwhelmed and chose not to clear anything before listing. I had suggested taking things out and even offered to coordinate storage or move items into the garage. They decided not to, and I respected that; it was their decision, and they went a different direction. The home went on the market as it was. It didn't show well in the photos, not enough buyers came through the door, and the listing expired without a sale. Price played a part too, but preparation was a big piece of it.

An estate sale, a donation plan, or a cleanout could have changed that. The point is to decide before going to market, not after the home has been sitting.

Your options for what's left

After family members have taken what they want, what remains usually goes one of these ways:

• An estate sale run by a company. They price, advertise, staff, and run the sale in the home, usually over a few days, and take a commission.
• Running the sale yourselves. Possible for a smaller household, but it's a lot of work, and the city's garage sale rules apply (see below).
• Selling select items separately. Valuable furniture, art, jewelry, collectibles, or tools may do better through a dealer, consignment shop, or auction.
• Donation. Charities and thrift organizations take many household items; some offer pickup. See where to donate, sell, or recycle belongings.
• A cleanout or junk removal crew. Fast and simple for what doesn't sell or can't be donated.

Most families use a mix: family first, then a sale or selective selling, then donation, then a cleanout for the rest.

How estate sale companies usually work

Most estate sale companies charge a commission on what sells, not an upfront fee. Rates vary with the size of the sale. As one example, the listing site EstateSales.net describes commissions around 50% on a sale grossing $5,000 to $10,000 and around 40% on $10,000 to $20,000. Many contracts also include a minimum, and some add fees for trash hauling or advertising.

Before you sign, it's worth asking:

• What's the commission, is there a minimum, and what other fees could apply?
• What's included: sorting, pricing, advertising, staffing, and security during the sale?
• Are you insured, and how do you handle damage to the home?
• When and how are we paid, and will we get an itemized accounting?
• What happens to what doesn't sell: donation (with a receipt), a buyout offer, or cleanout, and at what cost?
• Do you or your staff ever buy items from the sales you run?
• Do you collect and send in sales tax?
• How do you protect items the family is keeping, such as a locked room?
• How long from signing to sale day, and how long to have the house empty afterward?

Get the agreement in writing, ask for references, and if you can, visit one of their sales in progress. This page doesn't recommend specific companies; how they answer these questions will tell you a lot.

Who gets to decide

The belongings, like the house, belong to your parent. If your parent is making their own decisions, they decide what's sold, kept, or given away, even if a family member is doing the work. If someone holds a power of attorney, that agent can act within the authority the document grants. After a death, the estate's personal representative generally handles the property. See selling a parent's house with a power of attorney and whether you have to go through probate. If siblings disagree, see how siblings can decide what to do with a parent's house.

Before any sale, give family members a set time to claim what they want, and put that in writing. It prevents a lot of hard feelings later.

What's specific to Colorado Springs

• The city's garage sale rules. If you run a sale yourselves, the City of Colorado Springs limits garage sales to two per household per year, two days each. The first $300 of sales a year is exempt from city sales tax; above that, a city sales tax license is required. An estate sale company typically handles its own tax collection, but ask.
• What neither a sale nor most donation centers will take. Old paint, chemicals, and similar items can go to the El Paso County Household Hazardous Waste Facility at 3255 Akers Drive, free for El Paso and Teller County households with proof of residency. Check its current hours and accepted items first.
• Help for families. The Pikes Peak Area Agency on Aging connects adults 60 and older and their caregivers with regional services, including a free Family Caregiver Support Center. See what help is available for seniors who are moving or downsizing.

A simple way to decide

• If there's furniture, collectibles, or tools with real resale value and a few weeks before listing, an estate sale company is worth a conversation.
• If there are a few valuable items and a lot of everyday things, sell the valuable pieces separately and donate the rest.
• If time is short or the value is modest, donation and a cleanout crew are usually the faster, simpler path.
• If the family can't agree, set a claim deadline in writing before anything is sold.
• If you're managing this from out of state, a senior move manager or estate sale company can handle much of the on-site work. See what a senior move manager does.

What could change the answer

• The value of what's left. A modest household may not meet a company's minimum.
• Your timeline. An estate sale needs lead time; a firm move-in or closing date may not allow it.
• Who holds authority. A parent's own decision, a power of attorney, or an estate changes who signs.
• Family agreement. Unresolved disagreements can delay any sale.
• Where the home is going next. If the house will be rented or kept, the plan for belongings may be different.

When to talk with a professional

An estate sale company can tell you whether your parent's belongings are a fit for a sale. An appraiser can value individual items of significant worth. An estate or elder law attorney can confirm who has authority over the property. A senior move manager can coordinate sorting and the move. A real estate professional can build the plan for belongings into the listing timeline so the home is ready for photos and showings. See who should be on the downsizing team.

Sources

• EstateSales.net, How Much Does an Estate Sale Cost?: https://www.estatesales.net/help/how-much-does-an-estate-sale-cost
• City of Colorado Springs, Sales Tax FAQ: https://coloradosprings.gov/finance-sales-tax/page/sales-tax-faq
• El Paso County, Recycling Directory (Household Hazardous Waste Facility, updated June 2026): https://epc-assets.elpasoco.com/wp-content/uploads/sites/20/Recycling-Directory-Updated-June-2026.pdf
• Pikes Peak Area Council of Governments, Family Caregiver Support Center: https://ppacg.org/pikes-peak-area-agency-on-aging/family-caregiver-support-center/