SELLER GUIDE
Seller's Guide
A clear, elevated process designed to position your home for maximum value and market impact.
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1. Hire a Realtor
Online estimates rarely tell the full story. A trusted Realtor provides expert pricing through a Comparative Market Analysis and guides you with insight, strategy, and market expertise. Choose someone responsive, knowledgeable, and aligned with your goals—then sign a listing agreement to get started.
2. Prepare for Market
With the listing agreement signed and your MLS “go‑live” date set (usually one week out), the next step is to highlight what makes your home truly special. Create a “Top 10” list of unique features to guide tailored marketing. Finally, update your social media privacy settings to keep personal details private and protect your negotiating position.
3. Declutter & Stage
Before listing, a full walk-through will identify what to declutter, clean, or update. You may be advised to depersonalize, adjust furnishings, or make light improvements. A trusted stager can help enhance the home’s presentation. Once ready, we’ll schedule professional photos, video, and 3D tours
4. Conduct a Pre‑Listing Inspection
A pre-listing inspection—typically ranging from $300 to $800—can reveal issues before your home hits the market. Addressing these in advance builds buyer trust, minimizes surprises during negotiations, and helps your home stand out. We can provide a list of trusted local inspectors upon request.
5. Complete Repairs
Now is the time to tackle any known issues or recommended updates. Whether based on a pre-inspection or your own knowledge of the home, addressing repairs, maintenance, and light improvements will enhance presentation and strengthen your position once offers come in.
6. Deep Clean the Home
A thorough deep clean signals pride of ownership and sets the tone for showings. This should be completed just before professional photography, with special attention to kitchens, bathrooms, and high-traffic areas. Once cleaned, maintain the home’s condition throughout the listing period for a lasting impression.
7. Professional Photography
A professional photo session will be scheduled to highlight your home in its best light. Ensure the home is clean, clutter-free, and well-lit. Hide pet items, make beds, and check that all lights are working. Plan to be away during the shoot. Once the photos are ready—typically within 48 hours—your listing will go live.
8. Your Home Is Live
Once listed on the MLS, showings typically begin within 36–72 hours. Each appointment usually lasts 15–30 minutes, so plan to vacate the home for at least 45 minutes per showing. A lockbox will provide agent access, and feedback may be shared after each visit.
9. Showings Begin
It’s time to welcome potential buyers. Keep the home tidy and photo-ready—lights on, blinds open, and toilet lids down. Secure valuables and take pets or crate them. Be out 15 minutes before the showing and allow up to an hour. Leave brochures or flyers visible. Buyer feedback may follow after each visit.
10. Reviewing the Offer
An offer is in—exciting news! Review key terms: price, closing date, earnest money, down payment, any buyer requests (like closing costs or warranties), and contingencies. Decide whether to accept, counter, or decline. Some negotiations move fast, others take time—stay flexible and informed.
11. You’re Under Contract!
Congratulations—your home is officially under contract! Once the agreement is signed, the title company begins preparing documents, and the buyer delivers their earnest money within 48 hours. Once received, the listing is marked pending, future showings are canceled, and the inspection period begins.
12. Home Inspection
The buyer will inspect the home within a few days. Sellers must leave the home clean and vacant during the appointment. After the inspection, the buyer may request repairs or credits. Agreed repairs must be completed— with receipts—before the final walk-through.
13. Appraisal
The buyer’s lender orders an appraisal to confirm the home’s value. It takes about an hour, and the home should be photo-ready.
If the value matches or exceeds the contract price, we move forward. If it’s low, the buyer may renegotiate—or cancel.
14. Appraisal Cleared — Time to Pack
Once appraisal is settled, it’s time to prepare for your move. Schedule movers, transfer utilities, and begin packing. Be sure to vacate the home before closing—ideally the day prior. Sellers typically pre-sign documents and don’t attend closing. Items fixed to the home, like curtain rods or wall shelving, should stay.
15. Clear to Close
When the buyer’s mortgage receives final approval, the file is marked “Clear to Close.” At this point, the title company schedules the official closing. The buyer’s agent will also arrange a final walk-through—usually the day before—to ensure the home is in agreed-upon condition and that all repairs and contract items, like fixtures and curtain rods, remain in place.
16. Final Walk-Through
The final walk-through happens shortly before closing and allows the buyer to confirm the home is clean, empty, and in the same condition as during the inspection. It’s not for moving in or bringing guests—just a quick check to ensure everything is as agreed. Keys are delivered to the title company and given to the buyer after closing.
17. Closing Day
Your title company will oversee the closing process, finalize the paperwork, and pay off any remaining mortgage balance. You’ll receive the settlement statement outlining final charges. After closing, the proceeds will be either wired to your account or available for pickup as a check—based on your preference.
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