How to sell a house in 7 steps

It’s natural to become attached to your home. But especially when it was your first home, that attachment can sometimes cause you to make mistakes when it's time to sell — mistakes that will cost you better offers or draw out the process longer than necessary.

All of that can be avoided with a little preparation. Our seven-step guide will help you navigate selling your home in a way that won’t sacrifice your money, time or sanity.

1. Find a stellar real estate agent

Broker giving keys of new house and shaking hands with customer, seen from above
Roman Samborskyi / Shutterstock

When you’re selling your home, the first thing you’ll want to do is hire an excellent real estate agent. Yes, that will cost you. Generally real estate commissions eat up about 5% to 6% of your home’s sale price. And yes, you’re footing the bill for both your agent and the buyer’s agent.

But we promise you that working with an agent is worth the price.

Homeowners who choose to go it alone through “for sale by owner” (FSBO) will end up investing a lot more time, money and effort into selling their homes than they may have anticipated.

Real estate agents have the professional knowledge and experience to help you list your home at a competitive selling price, market your listing and negotiate on your behalf once you get an offer.

And since they’re much less emotionally involved in the home than you are, agents can help filter feedback from potential buyers and quickly assess the difference between genuinely interested buyers and everyone else.

Finally, once you receive an offer, your agent can help you navigate the complex legal paperwork involved. Doing it on your own can lead to mistakes that may slow or complicate real estate transactions.

Once you’ve decided to work with an agent, you’ll want to make sure your real estate professional is a good fit for you and your home. Look for someone who has experience with your type of home, and with the neighborhood in question.

Don’t be afraid to meet with a few different agents to get a sense of what they can bring to the table. Ask directly about their experience, and do some research online to see what feedback other clients have left.

2. Price your home to sell

Man showing woman report on computer screen
fizkes / Shutterstock

If you’re working with a real estate agent, the agent can help guide you on this. You may have an idea of what your home is worth, but it’s the market that will actually decide.

Your agent will do a comparative market analysis to come up with a realistic price for your home. This report will compare your house with others in your neighborhood that have recently sold or are currently on the market and are similar in size and features to yours.

Sellers tend to inflate what they believe their homes are worth because of an emotional attachment to the space. Your agent should go through the report with you so you can come up with a price together that’s based on facts, not feelings.

Listing your home on the lower side can be an advantage. It can be a great strategy to encourage multiple bids on your home, which can then drive up the sale price. You’re not obligated to take any offers you feel are too low.

3. Set a home-selling timeline

woman writing into agenda with laptop in front of it
inewsfoto / Shutterstock

As you would with any major project, it helps to break up the home-selling process into manageable tasks with set timelines.

If you have an idea of when you’d like to list your home, you can organize your tasks based on how long they’ll take or at what point in the process they need to be done.

Start with:

  • Finding a real estate agent. Give yourself plenty of time to find the right agent for you. Don’t leave this to the last minute and then just grab the first agent you can find.
  • Set a plan. Once you’ve found an agent, work together to set your priorities and develop your detailed plan.
  • Start clearing out your house. Declutter your home and potentially move into storage any belongings you won’t need before the house sells. A clean and minimalistic space will be much more appealing for buyers.

Then, when you’re two to three months out from selling, move on to getting your home ready:

  • Have the home inspected. We’ll get into this a bit more later, but having a home inspection done before you list your home can help identify any major repairs that need to be resolved.
  • Address any issues. Drawing on the results of your home inspection and some input from your agent, spend a little time and money doing a few repairs around the house.

Finally, in the final months before selling, focus on the details:

  • Stage your home. Your agent can help guide you here. The idea is to create an inviting space that’s also impersonal enough that buyers can picture themselves in it.
  • Deep clean. Don’t overlook the power of a clean-smelling, spotless space. Buyers assess homes with all of their senses. If you’ve got the cash for it, hire a professional cleaning service to scrub every surface.
  • Get it photo-ready. Professional photos of your home will be the first impression many buyers will have of your space. After all the time and effort you’ve invested, your house should be spotless and appealing for its photoshoot.

Organizing these tasks based on the timeline above will help you reduce the stress of this process. And don’t be shy about leaning on your real estate agent; agents have been through this process countless times. Yours may have some excellent tips and tricks to help you save time and money.

4. Consider getting a home inspection before listing

Real estate home inspection report with pen, flashlight and keys nearby
Olivier Le Queinec / Shutterstock

When you bought your home, you probably had a home inspection done before that deal was finalized. But many homeowners don’t realize it’s worthwhile to get an inspection when you’re on the other side of the transaction too.

It may cost you a few hundred dollars, but the findings of an inspection could offer you a much larger return on your investment.

How? Well, finding and addressing issues before you list your home will prevent buyers coming back during negotiations and demanding a big price reduction or other nonmonetary concessions.

According to the American Society of Home Inspectors (ASHI), an inspection will look at:

  • The home’s foundation, structural elements and basement.
  • Its attic, visible insulation and roof.
  • Heating and cooling, electrical and plumbing systems.
  • Windows, walls, doors, ceilings and floors.

The inspector will walk your property, assessing the home’s condition and looking for health and safety concerns. Once the inspector is done, you’ll receive a detailed report with an itemized list of issues and recommendations for any necessary repairs and maintenance.

Prioritize addressing the big issues that can either scare buyers off or ask for bigger reductions than they’d realistically need for repairs.

If you need help figuring out which issues to focus on, your agent can help with that. But generally, start with anything relating to your roof or electrical, plumbing and HVAC systems.

5. Stage your house and get it ready for potential buyers

Modern living room with designer sofa and coffee table. Window with view. Nobody insid
alexandre zveiger / Shutterstock

Once any repairs have been made, now’s the time to stage your home. Again, start by decluttering your belongings. Then give the place a good, deep clean:

  • Pack up and put away anything you don’t need right now.
  • Give every surface in your home a good scrub. And make sure to shine them all up again for each showing.
  • Consider hiring professional cleaners, especially to steam clean rugs and carpets.

Your home should not only look clean, it should smell clean.

But it’s not enough to have a sparkling home. Next you’ll want to stage it. The goal here is to cultivate a space that seems warm and inviting but still impersonal.

Close up of hands adjusting plant
Alessandro Romagnoli / Shutterstock

Here are some staging tips and tricks:

  • Take down your family photos. This will help buyers envision themselves and their families in the space.
  • Paint. A few cans of paint doesn’t cost very much but will go a long way toward freshening up your home. Just be sure to pick a neutral color.
  • Clear out your closets. Buyers love closets. These storage spaces help create an impression of spaciousness, even in smaller homes, so keep your closets tidy, organized and clutter-free.
  • Don’t forget about the outside. This is all about your curb appeal: Spruce up your porch with a fresh coat of stain or a pressure wash, add some planters and make sure your garden is neat and tidy.
  • Highlight your outdoor features. If you have a nice backyard, make sure it’s also well-landscaped. Clean your swimming pool before showings. And put away any gardening equipment or tools.

Once you’ve done your big clean and have staged the home, your agent will likely arrange for a professional photoshoot. Photos are an essential component of a home’s listing, so put some time and effort into preparing your home for this.

The day the photos are taken is when your home should be at its tidiest. Make sure you:

  • Put away any toys, whether they belong to your kids or pets.
  • Think about the details: Display some fresh flowers or houseplants. Get some new throw pillows for your couch. Prepare as if Martha Stewart herself were coming over.
  • Put away small appliances and personal items, especially in the kitchen and bathroom. No one wants to see your toothbrush or even your $1,000 blender. Leave countertops clear.
  • There’s no such thing as too much lighting. Bright rooms tend to look bigger, so throw open the curtains and pull up your blinds. Just make sure your windows are clean. Not enough natural light? A well-placed lamp will more than make do.
  • Get rid of the rugs. Rugs tend to not photograph well and can make spaces look smaller. Consult with your agent about which rugs to keep, and get rid of the rest.
  • Toilet bowls are no-no. Make sure all of your toilets (if you have more than one) have their lids down.

Err on the side of minimal here. It’ll make your space look larger and brighter, and you won’t risk overwhelming potential buyers.

6. List your home and survive the showings

Open House Sign in Front Yard
sirtravelalot / Shutterstock

Wait, we’re already at step six and we haven’t even listed the home yet? I know, but trust me — all the work you do before putting your house on the market will make the next two steps run so much more smoothly.

Living in a home you’re trying to sell can be stressful, whether or not you have children. Your best hope at making it through this process with your sanity intact is having a strategy of staying ready rather than getting ready.

It’s the law of averages that as soon as you lose control of the mess, your agent will notify you of a surprise showing for a couple of very interested buyers. Create a simple morning straightening routine you can run through every day before you leave the house, just in case.

If you have kids, you can make this process easier by asking them to pick a few toys and put the rest away for now. You can always swap their selections out every now and then. And get them involved in the morning routine, too: Give them little tasks they can easily accomplish.

When it comes to pets, they shouldn’t be seen or heard. Find your animals a safe place to stay during viewings, to keep them from getting underfoot and to reduce any stress on them.

Yes, it’s a major inconvenience to clear out every time someone wants to see your place, but try to be as flexible as you can about the showings. Homebuyers often need a little time and space before they can commit to the purchase. Do your best to make that as easy as possible for them.

All that being said, remind yourself that you’re only human. Sometimes things fall between the cracks, but that doesn't mean you have to cancel viewings. Just be sure to warn your agent if your home isn’t in tip-top shape, so the agent can prepare the buyers in advance.

7. Negotiate the contract and close

Close up of man and woman with hands on document, woman holding pen
ImageFlow / Shutterstock

Finally, all your work has paid off and you’ve received an offer on your house. With that initial offer, you’ll begin the negotiation stage.

What comes next varies from state to state, but your agent will be able to explain the process for you. Once you’ve received an offer, take a look at the following and decide if what the buyer has proposed works for you:

  • Purchase price.
  • Closing date.
  • Any contingencies the buyer has included (home inspection, financing, appraisal) and their associated deadlines.
  • Requests for special allowances on your property, home improvements or closing costs.

If it all suits you, great. But don’t fret if you see some trouble spots. It’s common to have a bit of back-and-forth before the buyer and seller can come to a compromise.

This is when you’ll be especially grateful for your real estate agent, who should handle the lion’s share of negotiating.

Once you’ve reached an agreement, you’re almost at the finish line. Just make sure you:

  • Show up to closing fully prepared, with documents and ID in hand.
  • Keep your home insurance up to date until the sale officially closes.
  • Give yourself plenty of time to pack.
  • Prepare for delays. They happen more often than not.

What it costs to sell a home

Close up of woman holding receipts and using calculator
kitzcorner / Shutterstock

Getting the best possible price for your home means investing a bit of money in the process.

How much you’ll end up paying depends on the size and price of your home, how much work is needed to get the house ready for listing, and the market conditions of your area.

Real estate commission

The real estate commission will cover the fees for the agents on both sides of the transaction. This will amount to about 5% to 6% of your home’s sale price.

Staging your home

Between the flowers, houseplants, throw pillows and fresh paint, there will be some upfront costs associated with staging. The hope here is that you’ll see a significant return on investment in your home’s final sale price.

But until the deal closes, you’ll be carrying the cost for that.

Repairs or maintenance

Whether you catch problems in your own home inspection or the buyer asks you to fix anything before closing, you’re likely to end up paying for a few repairs. As with the staging costs, if you approach repairs and maintenance strategically, you’ll see a good return on your investment once a sale has gone through.

Fees negotiated in the contract

The buyer may ask for a few concessions in the contract. If you live in a buyer’s market, it may be worth it to cover a few fees for the buyer, such as the title search and title insurance to secure the deal.

Sell your house faster with a professional agent

Real-estate agent presenting modern house
ESB Professional / Shutterstock

At the end of the day, the knowledge and expertise of a professional real estate agent is your ticket to success in selling your home. Not only will your agent help you get the best possible price, but expert help makes the process go so much faster than when you do it on your own.

But it’s important to make sure you find the right agent for you. A survey from the National Association of Realtors (NAR) found that 77% of home sellers contacted only one agent before committing to a relationship. Don’t be afraid to reach out to a few different individuals to find the right agent to sell your home.

Paired up with a top-notch agent and with our seven-step guide to selling your home, you’re sure to be closing a deal on your home in no time.

About the Author

Sigrid Forberg

Sigrid Forberg

Staff Writer

Sigrid is a staff writer with MoneyWise. A graduate of Carleton University's journalism program, she spent the better part of the last six years writing about business and retail. In her spare time, she enjoys reading, baking and riding her bicycle.

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