Home seller checklist
From the first pricing conversation to closing day, what to do and when.
- Step 1
Start with a pricing conversation, not a number
The right price comes from what closed nearby recently, adjusted for your home. A number chosen first and defended later costs weeks.
- Step 2
Decide what to fix and what to leave
Repairs that return their cost are usually small and visible: paint, fixtures, the front door. Ask before spending on a kitchen.
- Step 3
Gather the paperwork
Last tax bill, survey if you have one, utility history, HOA documents, permits for any work, warranties that transfer.
- Step 4
Complete the disclosure honestly
Every known defect, in writing. It is the law, and an undisclosed issue surfaces at inspection anyway, with a worse outcome.
- Step 5
Declutter, then stage
Half the furniture, all of the counters clear, personal photos down. Staging is included in the listing plan; the decluttering is yours.
- Step 6
Photography day
Lights on, blinds open, cars out of the driveway, pets and their things out of sight. The photos are the first showing.
- Step 7
Plan for showings
A lockbox and a showing window that works for your household. Vacant for showings beats present for showings.
- Step 8
Review offers on the whole picture
Price, financing strength, contingencies, closing date, and what the buyer asked to be included. The highest number is not always the best offer.
- Step 9
Prepare for inspection requests
Expect a request. Decide in advance what you will repair, credit, or decline.
- Step 10
Know your closing math
Payoff, transfer taxes, the property-tax credit to the buyer, commission and attorney fees. The closing-costs estimator shows the shape of it.
- Step 11
Arrange the move and the utilities
Final readings on closing day, forwarding address filed, and the house broom-clean with all keys, openers and manuals left behind.
- Step 12
Closing day
Government ID, keys, and the wiring instructions for your proceeds confirmed by phone with the title company, never by email alone.
Want the numbers for a specific home?
Real taxes, real HOA, the actual rate you were quoted. I do this every week.