Sell your home for the best price in the shortest time. Covers agent selection, pricing strategy, staging, marketing, offer evaluation, negotiation, and closing — designed for US homeowners.
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Agent Selection & Pricing
Interview 3 listing agents before choosing one
Ask each agent: how many homes they sold in your area last year, their average days on market, their list-to-sale price ratio, and their marketing plan. Avoid agents who quote the highest price just to win your listing — overpricing causes homes to sit and eventually sell for less.
Ask for a comparative market analysis (CMA) from each agent
Review their recent sales and client testimonials
Discuss their commission rate and what it includes
Set a competitive listing price based on comps
Price based on comparable recent sales within 0.5 miles, not your emotional attachment or what you "need" to net. Homes priced right from the start sell faster and often attract multiple offers. Overpriced homes sit 30-60+ days and sell below market.
Review comparable sales from the last 3-6 months
Factor in your home's unique features and condition
Agree on a listing price and a minimum acceptable price
Understand the costs of selling
Seller costs typically total 8-10% of the sale price: 5-6% agent commissions, 1-2% closing costs (title insurance, transfer taxes, attorney fees), plus any repair credits or concessions. On a $400,000 home, expect $32,000-$40,000 in total costs.
Decide whether to sell as-is or make improvements
Focus on repairs that affect inspections, not cosmetic upgrades. Fix leaky faucets, broken outlets, and damaged flooring. Kitchen and bath remodels rarely return their full cost at sale. A pre-listing inspection ($300-$500) reveals issues before buyers do — giving you control over the narrative.
Preparing the Home
Declutter every room aggressively
Remove 50% of your belongings from each room. Pack off-season clothes, personal photos, excess furniture, and knickknacks into storage. Buyers need to picture themselves in the space — your family photos and collections prevent that.
Remove personal photos, collections, and memorabilia
Clear kitchen counters down to 1-2 items
Organize closets (buyers will open them)
Rent a storage unit for excess furniture and boxes
Deep clean the entire house
Clean or replace carpets
Wash all windows inside and out
Power wash the exterior, driveway, and walkways
Clean grout, caulking, and tile in bathrooms
Make minor cosmetic repairs
Touch up interior paint (neutral colors sell best)
Fix leaky faucets, running toilets, and squeaky doors
Replace cracked outlet covers and switch plates
Replace outdated light fixtures in key rooms
Boost curb appeal
Buyers form their first impression in 7 seconds from the curb. Mow the lawn, trim hedges, add fresh mulch, plant seasonal flowers, and repaint or stain the front door. A $200-$500 investment in curb appeal returns $2,000+ in perceived value.
Mow, edge, and weed the lawn
Add fresh mulch and seasonal plants to flower beds
Clean or repaint the front door and house numbers
Ensure outdoor lighting works and replace dim bulbs
Consider professional staging
Staged homes sell 73% faster and for 5-10% more than unstaged homes on average. Full staging costs $1,500-$5,000 per month. At minimum, stage the living room, primary bedroom, and kitchen. Your agent may include staging in their commission.
Marketing & Showings
Get professional photos and a 3D virtual tour
Listings with professional photos get 61% more views. Your agent should hire a photographer — if they suggest using their phone, find a different agent. A 3D virtual tour costs $200-$500 extra and lets out-of-town buyers tour remotely.
Schedule professional photography after staging
Get a virtual tour or video walkthrough
Review the MLS listing before it goes live
Check every detail: price, square footage, room count, lot size, year built, and description. Errors in the MLS listing lose you buyers. The description should highlight your home's 3 best features and the neighborhood — not generic phrases.
Plan your showing strategy
The first 2 weeks on market are critical — that's when you get the most buyer traffic. List on a Thursday to maximize weekend showings. Allow as many showings as possible, especially evenings and weekends. Leave the house for every showing.
Create a showing prep routine (lights on, blinds open, pets removed)
Plan where to go during showings and open houses
Secure valuables and medications before showings begin
Hold an open house the first weekend
Review showing feedback weekly with your agent
If you're getting showings but no offers after 2-3 weeks, the price is too high. If you're not getting showings, the listing photos or description need work. Adjust quickly — stale listings attract lowball offers.
Offers & Negotiation
Evaluate each offer on more than just price
A cash offer at $380,000 can be stronger than a financed offer at $400,000 because it closes faster with fewer contingencies. Evaluate: price, financing type, down payment amount, contingencies, closing timeline, and escalation clauses.
Compare offer price to your minimum acceptable price
Check the buyer's financing (pre-approval letter, loan type, down payment)
Review all contingencies (inspection, appraisal, financing, sale of buyer's home)
Note the proposed closing date and any special requests
Respond to offers within 24-48 hours
You can accept, reject, or counter any offer. In a multiple-offer situation, your agent can ask all buyers for their "highest and best" by a deadline. This creates competition and often drives the final price above asking.
Negotiate repair requests after inspection
Buyers will request repairs or credits based on the inspection report. You don't have to agree to everything. Focus on safety issues and major systems (roof, HVAC, electrical, plumbing). Cosmetic issues and normal wear are typically not your responsibility. Offering a credit is often easier than coordinating repairs.
Handle the appraisal
The buyer's lender orders an appraisal. If it comes in below the contract price, you have 3 options: lower the price to appraised value, split the difference with the buyer, or the buyer covers the gap in cash. A low appraisal kills more deals than inspections.
Under Contract to Closing
Continue maintaining the home through closing
The buyer will do a final walkthrough 24-48 hours before closing. The home must be in the same condition as when they made the offer. Keep the lawn mowed, systems running, and don't remove anything that was included in the sale (fixtures, appliances, window treatments).
Gather documents for closing
Original deed and title documents
Mortgage payoff statement from your lender
HOA documents and transfer fees (if applicable)
Warranties and manuals for appliances and systems
Receipts for any agreed-upon repairs
Review the settlement statement
You'll receive this 1-3 days before closing. Verify: sale price, agent commissions, prorated property taxes, mortgage payoff amount, and your net proceeds. Any discrepancy needs to be resolved before you sign.
Cancel homeowner's insurance and utilities after closing
Don't cancel before closing day — if the deal falls through, you need coverage. Cancel the day after closing or transfer to your new address. Keep insurance active through the closing date.
Attend closing and sign documents
Bring government-issued photo ID
Sign the deed transfer, settlement statement, and disclosures
Hand over all keys, garage remotes, and gate codes
Receive your proceeds
Net proceeds are wired to your bank account, typically within 1-2 business days after closing. Verify the wire instructions by calling the title company directly. If you owe capital gains tax (lived in the home less than 2 of the last 5 years), set aside funds for that.
Frequently Asked Questions
How much does it cost to sell a house?
Total selling costs run 8-10% of the sale price when combining agent commissions (5-6%), closing costs (1-2%), and pre-sale repairs or staging ($2,000-$10,000). On a $400,000 home, expect to pay $32,000-$40,000 in total transaction costs. Since the 2024 NAR settlement, buyer's agent commissions are no longer automatically paid by the seller — this is now negotiable, potentially saving sellers 2-3% of the sale price.
What is the best month to list a house for sale?
Homes listed in late April through mid-June consistently sell faster and for higher prices across most US markets. The first two weeks of May are statistically the peak listing window, with homes selling 6 days faster and for 1-2% more than the annual average. However, in Sun Belt markets (Florida, Arizona, Texas), the October-December window also performs well as seasonal buyers relocate before winter.
Do I need to do renovations before selling my home?
Minor updates deliver the highest return: fresh neutral paint (200-400% ROI), professional landscaping ($1,500-$3,000 for 100-200% ROI), and updated light fixtures and hardware ($500-$1,000 for 150% ROI). Major renovations like kitchen remodels only recoup 50-75% of their cost at resale, so they're rarely worth doing specifically to sell. Focus on fixing anything that will appear on a buyer's inspection report — roof leaks, HVAC issues, and plumbing problems — since these trigger price renegotiations or scare buyers away entirely.
How long does it take to sell a house in 2026?
The median time from listing to accepted offer is 20-35 days in balanced markets, with another 30-45 days to close — totaling roughly 2-3 months from listing to cash. Homes priced correctly within the first week attract 4x more showings than those that sit and reduce price later. Overpriced homes average 60-90 days on market before the seller drops the price, at which point they often sell for less than they would have at the correct initial price.