Two vintage armchairs and a small wooden chest against a stone wall

Estate Sale Company or Do It Yourself? A Downsizing Guide

ByDorothy Kemp

Moving to a smaller home, or settling a family member’s home, often means deciding what to do with a whole house of belongings. An estate sale is one way to sell much of it at once. You can hire a company to run it, or run a smaller sale yourself.

This guide walks through both choices, step by step. The goal is to help you keep more of the money, avoid surprises and protect the things that matter most.

What an estate sale company does

An estate sale company comes into the home and handles the sale from start to finish. Consumers’ Checkbook, a nonprofit consumer group, describes the usual process this way:

  • Staff sort, price and often photograph the items.
  • They advertise the sale a few weeks ahead.
  • The sale usually runs two or three days, often starting Thursday or Friday and ending on the weekend.
  • Prices drop as the sale goes on. A typical pattern is 25% off on Saturday morning, 50% off Saturday afternoon and 75% off on Sunday.

When it is over, the company pays you your share, usually within two to three weeks, according to Checkbook.

What it costs

Companies are usually paid a commission, which is a share of the sales. As of June 2026, Checkbook says 30% to 50% is typical. ElderLawAnswers puts the range at 25% to 50%. Smaller sales often pay a higher percentage.

Other costs to ask about:

  • Minimum fees. Checkbook says these often run from $500 to $3,000.
  • Extra charges for cleanup, a dumpster or appraisals.
  • Card processing fees, which Checkbook says can take 3% to 5%.

Checkbook suggests a sale is usually worth a company’s time if the household goods are worth about $3,000 or more. If you have less than that, a yard sale or selling a few good pieces online may make more sense.

Before you call anyone: take out what you want to keep

This step matters more than any other. Once you sign a contract, Checkbook warns, everything left in the house may be treated as for sale. ElderLawAnswers suggests removing these first:

  • Important papers, checkbooks, bank statements and prescription information.
  • Family photos and anything with personal information on it.
  • Firearms.
  • Small valuables such as coins, jewelry and watches. Keep them together in a safe place.

Walk through each room with family before the company arrives. Put a clear “not for sale” label on anything that stays, or better yet, move it out.

How to choose a company

Where to find one

Two national directories list estate sale companies by area: EstateSales.net and EstateSales.org. You can also ask friends, a real estate agent or a senior move manager for names. Check any company with the Better Business Bureau.

Questions to ask

Talk to at least two or three companies. Ask each one:

  1. How do you charge: a flat fee, a percentage or a sliding scale?
  2. Is there a minimum fee, and what extra charges might there be?
  3. How long have you been in business, and can I see recent sales?
  4. How and where will you advertise?
  5. Are you insured? Who pays if something is damaged or stolen?
  6. Do you use your own staff or subcontractors?
  7. What happens to items that don’t sell? Is cleanout included?
  8. When will I be paid, and will I get an itemized list of what sold and for how much?
  9. Can I have references from past clients?

Red flags

The Minnesota Attorney General’s office warns sellers to watch for staff buying items themselves or bringing in outside items to sell. Checkbook notes that a company running its own consignment shop can be a conflict of interest. Never feel rushed to sign.

Put it in writing

Get every promise written into the contract. The Minnesota Attorney General suggests a payment deadline with a penalty if it is missed, daily sales subtotals and an itemized list of what sold and for how much. Some states, Minnesota among them, require estate sale companies to be bonded. Rules differ by state, so ask for copies of any bond and insurance policy.

Doing it yourself

If you have fewer items, plenty of time and helpers you trust, running your own sale keeps the commission in your pocket. It is a lot of work, though. You will price every item, advertise, handle cash and deal with crowds. Expect buyers to bargain, especially near the end of the day. It helps to decide ahead of time the lowest price you will take for each larger item, and keep that list where only you and your helpers can see it.

A middle path works for many people:

  • Sell the few most valuable items yourself, online or through a specialist buyer.
  • Hold a simple yard sale for everyday things.
  • Donate or arrange pickup for what is left.

Safety for a home sale

You are opening your home to strangers, so plan for safety:

  • Close off rooms that aren’t part of the sale.
  • Have at least two or three helpers, and never work the sale alone.
  • Keep cash on your person or in a locked box, not in an open tray.
  • Ask helpers to carry heavy furniture, or let the buyer bring their own help.

What about leftovers?

Something is always left over. Ask your company whether cleanout is included. Checkbook also suggests asking for an itemized list of what was donated, for your tax records.

If you donate items and itemize deductions, IRS Publication 526 says clothing and household items must be in good used condition or better. Their value is what people actually pay for similar used items, not what they cost new. If your deduction for donated items totals more than $500, you file Form 8283. This is general information. A tax preparer can help with your own return.

Taxes on what you sell

Most people sell household belongings for less than they paid. The IRS says that when you sell personal items at a loss, you owe no tax on them, and you can’t deduct the loss either. If you sell something for more than you paid, such as a valuable antique, the gain is taxable.

As of October 2026, IRS pages say payment apps and online marketplaces generally send a Form 1099-K when your payments top $20,000 and more than 200 transactions in a year. You may get one even below that amount. If you do, the IRS explains how to report sales made at a loss so they are zeroed out.

Selling your own belongings is different from running a resale business. If you start buying things to resell, the rules for business income apply. Check your own situation, especially if you receive SSI, Medicaid or housing assistance, since some programs look at the money and resources you hold. The IRS and Social Security have more details.

Making the money count

An estate sale is usually a one-time event, not a monthly income. One way to make it last is to set the proceeds aside for a single bill. For example, if your net share came to $1,500, that could cover a $60 internet bill for about two years. That’s just an illustration; every sale is different.

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