How long does it really take to sell a house?

Article L-0029 · 10.09.2026 · 6 min read · Joé Christian Ewrard

What determines how long it takes to sell a house?

There is no fixed timeframe for selling a house. A well-maintained property with complete documents, a market-appropriate asking price and confirmed financing can usually be sold more quickly than a house in need of renovation with unresolved extensions, missing documents or a difficult community of owners.

The sellers’ expectations also play a role. If the asking price is set far too high, there may be enquiries, but no firm offers. The house remains visibly on the market. Subsequent price changes may prompt prospective buyers to wonder why the property has not yet been sold.

The actual time required therefore does not arise solely between publication and the notary appointment. It begins with preparation and only ends with payment of the purchase price, handover and the subsequent registrations that are still required. Those who organise everything early reduce the risk of unpleasant surprises.

What happens during the valuation and preparation for sale?

The first step is to clarify the initial situation. This includes the condition of the house, the situation regarding the land, the legal circumstances, existing encumbrances and the question of who is authorised to sell in the first place. In the case of communities of heirs, separations or multiple owners, a joint decision-making process must also be established.

A property valuation involves more than looking at comparable listings. Asking prices show what other owners want. They do not automatically show the purchase price that was actually agreed. Factors that must be considered include the location, land, type of construction, level of modernisation, energy performance, possible uses and visible defects.

In practice, it is often not the valuation itself that takes the most time, but obtaining the documents. If floor plans, living space details, permits or evidence of alterations are missing, these matters should ideally be clarified before marketing begins. Unverified information may later cause mistrust or make it more difficult for the buyer to secure financing.

Particularly in rural parts of the Eifel, there are houses that have been extended over many years or altered within the family. In such cases, the actual condition and older documents do not always correspond without further clarification. This does not necessarily mean that a sale is impossible. However, it does mean that the situation should be examined more closely and, if necessary, the competent authority or a suitable specialist should be consulted.

Which documents are required before marketing begins?

Prospective buyers want to understand what they are purchasing. Banks also check whether the property is suitable as security for a loan. Important documents should therefore not be gathered only after a buyer has already been found.

Typically, a current extract from the land register, cadastral map, floor plans, area calculations, building documents and the energy performance certificate are required. Evidence of modernisation work, known damage, insurance and ongoing costs must also be provided. For rented houses, tenancy agreements and relevant statements are also important. For condominium ownership, documents relating to the community of owners must also be included.

Which documents are required in each individual case depends on the property. An older detached house raises different questions from a condominium, an apartment building or a property with outbuildings. Encumbrances in the land register, rights of way, rights of residence or financing that is still ongoing must also be taken into account.

Missing documents often cause delays precisely when interest is at its highest. A buyer may already have made a decision while their bank is still requesting supporting documents. If these are not requested until then, an avoidable delay arises. Good preparation therefore does more than streamline the process. It also builds trust.

How long does the actual marketing take?

The marketing period does not begin with the first photograph, but with clear positioning. The key is to determine who the house is suitable for, which features shape its value and which expectations are realistic. Only then can the property brochure, image selection, description and approach to suitable prospective buyers be developed.

A large number of enquiries does not automatically mean a quick sale. What matters is whether prospective buyers are seriously looking, whether the house meets their needs and whether financing is feasible in principle. Unfiltered viewing appointments take time and place a burden on sellers without bringing the sale any closer.

A typical mistake is to start with a high asking price on the assumption that it can always be reduced later. This initially sounds safe. In reality, it can prolong the marketing process because suitable buyers may not consider the property in detail at all, or because banks may not support the desired price. A transparent pricing strategy cannot prevent every delay, but it does avoid unnecessary friction.

Demand and buyer profiles vary considerably across Bitburg, Trier and Trier-Saarburg, the Vulkaneifel and the area bordering Luxemburg. A townhouse in Trier is sought differently from a former farmhouse in the Eifelkreis Bitburg-Prüm. In the border region, the place of work, commuting distance and financing through a foreign institution may also play a role. Such particularities should be taken into account from the marketing stage onwards.

What happens between the viewing and the purchase decision?

The due diligence phase begins after a suitable viewing. Prospective buyers want to review documents, estimate modernisation costs and discuss outstanding questions with their family, bank or an expert. This review is not a sign of a lack of trust. It is part of making a responsible purchase decision.

For sellers, this phase is emotionally challenging. One prospective buyer seems convinced but then does not get back in touch. Another wants to negotiate or see additional documents. The concern is understandable: Is the price too low? Will the buyer pull out? Will everything start again from the beginning?

A clear process is helpful. Outstanding questions are collected and answered transparently. The proposed purchase price, inventory, handover and known particularities are recorded in writing. At the same time, it should be checked whether the financing has been plausibly prepared. A friendly commitment alone does not yet provide sufficient certainty.

A reservation does not replace either the notarised purchase agreement or a careful review. If there is any doubt, a notary or lawyer should be consulted to clarify which agreements are legally effective and appropriate. The estate agent can coordinate the process but cannot replace legal advice.

When can the notary appointment take place?

Once the buyer and seller have agreed on the key points, the information for the draft purchase agreement is compiled. This includes the parties involved, the property, the purchase price, the financing, the desired transfer date and any special agreements. The notary reviews the legal arrangements and prepares the draft.

Before notarisation, both parties should read the contract in full and clarify any outstanding points directly with the notary’s office. A lawyer or tax adviser is the appropriate contact for legal or tax implications. This applies particularly to inheritances, gifts, companies, international aspects or potential tax consequences.

The notary appointment is an important milestone, but it is not the end of the sale. Once signed, the purchase agreement becomes binding. However, the purchase price usually only becomes due once the conditions specified in the agreement have been met.

Time can be lost if information is missing, special requests only arise at a late stage or the financing has not yet been adequately prepared. Existing land charges must also be factored into the process. Early coordination between owners, the buyer, the bank, the estate agent and the notary’s office keeps the process clear and manageable.

What happens before payment of the purchase price and handover?

Following notarisation, the notary’s office initiates the agreed steps. These may include safeguarding the transfer of ownership, obtaining the necessary declarations and preparing for the removal of existing encumbrances. The purchase agreement specifies exactly which conditions must be met.

Only once the conditions for payment have been met does the notary’s office notify the parties accordingly. The buyer then pays in accordance with the contractual provisions. If the property is being financed, the buyer’s bank must also be ready to release the funds. Missing documents or outstanding financing requirements can delay this stage.

Possession, benefits and liabilities normally transfer at the time specified in the agreement. This is often linked to payment of the purchase price in full. Keys and exclusive use should not be handed over prematurely before then. The specific notarised agreement is always decisive.

At the handover, the condition, keys, meter readings and items included in the sale are documented. Known defects or outstanding agreements should also be included in a handover report. The buyer’s subsequent registration as the owner in the land register is a further legal step and can take place after payment of the purchase price and handover.

Where do the most common delays occur?

A sale is particularly likely to stall due to incomplete documents. Unresolved ownership arrangements, undocumented alterations, old rights recorded in the land register or a lack of coordination within a community of heirs can also prolong the process. Such issues do not disappear with a good property brochure. They should be addressed as early as possible.

On the buyer’s side, financing is a key source of uncertainty. A general assessment by the bank is not the same as an assessment of the specific house. If the purchase price changes, defects emerge or the bank values the property differently than expected, further clarification may be required.

Sometimes the delay is also due to communication. Sellers believe that the buyer is already taking care of everything. Buyers are waiting for documents. The notary’s office is waiting for information from both parties. A clear point of contact and written confirmation of the next steps prevent the process from coming to an unnoticed standstill.

Not every delay can be avoided. Public authorities, banks and land registry offices follow their own procedures. Professional support therefore does not mean promising a fixed payment date. It means identifying requirements early, clarifying responsibilities and consistently following up on outstanding points.

If you are preparing a sale, start with one small, concrete step: Have the ownership situation, documents, condition and realistic price positioning reviewed together. This provides the basis for developing a reliable process for your house in the Eifel, around Trier or near the border with Luxemburg, without making premature commitments regarding price or timescale.

Frequently Asked Questions

Can a house sale be completed very quickly?

Yes, if the price, documents, ownership status and financing have been clarified. Nevertheless, the required notarial and official procedures still have to be completed. A specific timeline should therefore only be given after reviewing the individual case.

When is a house actually sold?

From a legal perspective, the notarised purchase agreement is decisive. From a financial perspective, many sellers only consider the transaction complete once the purchase price has been paid in full. The transfer of ownership in the land register takes place in a further step.

Should I look for a buyer first and obtain the documents afterwards?

This is generally not advisable. Missing documents can delay the purchase decision, the draft agreement and the financing. It makes more sense to check the essential documents before marketing begins.

What happens if the buyer pulls out after the viewing?

Before notarisation, a prospective buyer can generally still change their mind. Sellers should therefore not rely solely on verbal assurances or prematurely consider the property definitively sold. A lawyer or notary can assist with legal questions concerning reservations or agreements.

Can financing from Luxemburg prolong the sale?

This is not necessarily the case, but it may require additional coordination. In the border region, buyers should clarify at an early stage which documents their financial institution requires and how the funds will be disbursed. The specific bank and contractual circumstances are decisive.

When may I hand over the keys?

The provisions of the notarised purchase agreement are decisive. The handover is usually linked to payment of the purchase price in full and the agreed transfer of possession, benefits and obligations. An earlier handover should only take place after careful legal clarification.

Topics: duration of a house sale, selling a property, property valuation, purchase price payment, notary appointment, house sale Eifel, estate agent Trier, estate agent Bitburg

Responsible for this post: Joé Christian Ewrard — Owner & Broker IHK, PRIOCASA Immobilien & Financial services. Last updated: 10.09.2026. The draft was created with the assistance of artificial intelligence and was reviewed and approved before publication (AI Transparency). This post does not replace legal or tax advice; for individual questions, please contact a notary, lawyer, or tax advisor.

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