Home Seller's Guide

● Job relocation?
● Growing or shrinking family?
● Retirement or lifestyle change?
● Financial hardship or opportunity?

● Do I have enough equity to cover selling costs and move to my next home?
● Can I afford to carry two mortgages temporarily if needed?
● Have I owned the home long enough to avoid capital gains taxes? (typically 2+ years)
● Will I profit enough to make the move worthwhile?

● Am I emotionally ready to let go of this home?
● Do I have time to prepare the house for sale?
● Where will I go after selling?
● Is my timeline flexible or do I need to sell quickly?

● Neighborhood desirability
● School district ratings
● Proximity to amenities
● Future development plans

● Age of home
● Maintenance and upkeep
● Recent updates and renovations
● Deferred maintenance issues

● Recent sales of similar homes nearby
● Current competition (active listings)
● Days on market for comparable properties
● Sale price vs. list price ratios

● Square footage
● Number of bedrooms/bathrooms
● Lot size
● Special features (pool, updated kitchen, etc.)

❌ Overvaluing based on what you paid or what you need
❌ Ignoring comparable sales data
❌ Emotional attachment inflating perceived value
❌ Overestimating the value of personal improvements
❌ Comparing to homes in different neighborhoods or conditions

1. How many homes have you sold in the past year?
2. What's your average days on market compared to the area average?
3. What's your list-to-sale price ratio?
4. How many homes have you sold in my neighborhood?
5. Can you provide references from recent sellers?

1. What's your marketing plan for my home?
2. What photography/videography services do you provide?
3. Where will my home be advertised? (MLS, Zillow, social media, etc.)
4. Do you use virtual tours or 3D walkthroughs?
5. How will you reach out-of-area buyers?
6. What's your social media presence and reach?

1. How do you determine the listing price?
2. What comparable sales are you using?
3. What's your strategy if the home doesn't sell quickly?
4. How often do you recommend price adjustments?

1. How often will you provide updates?
2. How do you handle showings?
3. How do you screen potential buyers?
4. How do you handle multiple offers?
5. What's your negotiation strategy?

1. What's your commission rate?
2. What services are included in your commission?
3. Are there any additional fees?
4. What are my total expected selling costs?
5. Can you recommend vendors (photographers, stagers, inspectors)?

● ❌ Significantly higher listing price than market data supports (just to get the listing)
● ❌ Vague or no marketing plan
● ❌ Poor communication or delayed responses
● ❌ No local market knowledge
● ❌ Pressure to sign without proper discussion
● ❌ Bad online reviews or no online presence

● ☐ Remove personal photos and memorabilia
● ☐ Clear countertops and surfaces
● ☐ Organize closets (buyers will look!)
● ☐ Remove excess furniture to make rooms look larger
● ☐ Pack away seasonal items
● ☐ Donate, sell, or store items you don't need
● ☐ Create a neutral, hotel-like atmosphere

● ☐ Professional carpet cleaning
● ☐ Clean windows inside and out
● ☐ Scrub bathrooms and kitchen thoroughly
● ☐ Clean inside cabinets and closets
● ☐ Dust ceiling fans, baseboards, vents
● ☐ Clean or replace air filters
● ☐ Power wash exterior, driveway, walkways
● ☐ Clean gutters

● ☐ Fix leaky faucets and running toilets
● ☐ Repair holes in walls, touch up paint
● ☐ Replace burned-out light bulbs (use bright bulbs)
● ☐ Fix squeaky doors and sticky locks
● ☐ Repair cracked tiles or grout
● ☐ Service HVAC system
● ☐ Address any obvious maintenance issues
● ☐ Replace worn weatherstripping

● ☐ Mow lawn and edge
● ☐ Trim bushes and trees
● ☐ Add fresh mulch to flower beds
● ☐ Plant colorful flowers (inexpensive impact!)
● ☐ Clean or paint front door
● ☐ Update house numbers if needed
● ☐ Pressure wash siding, walkways, driveway
● ☐ Remove any yard clutter or old equipment
● ☐ Ensure outdoor lighting works

● ☐ Consider professional staging (homes sell 73% faster when staged!)
● ☐ Arrange furniture to maximize space and flow
● ☐ Add fresh towels in bathrooms
● ☐ Fresh flowers or plants (real, not fake)
● ☐ Set dining table as if for a meal
● ☐ Open curtains/blinds to maximize natural light
● ☐ Turn on all lights for showings
● ☐ Keep pets secured during showings

✅ Fresh neutral paint (beige, gray, white)
✅ Deep cleaning and decluttering
✅ Landscaping and curb appeal
✅ Minor kitchen updates (hardware, lighting, faucets)
✅ Updated light fixtures
✅ New garage door (great ROI!)

⚠️ Bathroom updates (fixtures, vanity, tile)
⚠️ New flooring (if current is damaged) 
⚠️ Appliance upgrades
⚠️ Deck or patio improvements

❌ Major kitchen remodel
❌ Full bathroom remodel
❌ Adding a pool (only worth it in specific markets)
❌ High-end custom features
❌ Over-improving for the neighborhood

● Price at or slightly below market value based on comps
● Attracts the most buyers
● Can generate multiple offers
● Typically results in fastest sale
● Best for motivated sellers

● Price 5-10% above market value
● Tests the market for a premium buyer
● Risk: Home sits longer, becomes stale
● May need price reduction later
● Only works in hot markets with low inventory

● Price below market value intentionally
● Generates buzz and multiple offers
● Can result in bidding war above asking
● Risky—no guarantee of over-asking offers
● Best in competitive markets

Good Comps Should Be:

• Sold within the last 3-6 months

• Within 0.5 mile of your home

• Similar square footage (within 10-15%)

• Same number of bedrooms/bathrooms

• Similar condition and updates

• Similar lot size

Adjust for Differences:

• Your home has a pool, comp doesn't? Add value

• Comp has updated kitchen, yours doesn't? Subtract value

• Your home backs to greenbelt, comp doesn't? Add value

Current Market Context:

• Active listings (your competition)

• Pending sales (what buyers are accepting now)

• Days on market trends

• Price reduction trends

● Sold within the last 3-6 months
● Within 0.5 mile of your home
● Similar square footage (within 10-15%)
● Same number of bedrooms/bathrooms
● Similar condition and updates
● Similar lot size

● Your home has a pool, comp doesn't? Add value
● Comp has updated kitchen, yours doesn't? Subtract value
● Your home backs to greenbelt, comp doesn't? Add value

● Active listings (your competition)
● Pending sales (what buyers are accepting now)
● Days on market trends
● Price reduction trends

● Choose realtor and sign listing agreement
● Complete repairs and updates
● Professional photos and videography
● Create marketing materials
● Schedule staging (if applicable)

● Home listed on MLS and all major sites
● Marketing campaign launches
● Social media promotion begins
● Coming Soon strategy (if applicable)
● Schedule open houses

● Daily showing requests
● Keep home show-ready at all times
● Receive and review offers
● Negotiate terms and price
● Accept offer and go under contract

● Buyer's option period (7-10 days typically)
● Home inspection conducted
● Negotiate repairs or credits
● Buyer's appraisal ordered
● Title work and paperwork processed
● Final walkthrough (24-48 hours before closing)

● Sign all paperwork
● Hand over keys
● Receive proceeds from sale
● Celebrate! 🎉

● 6% of sale price can be common (split between listing and buyer's agents)
● Everything is negotiable
● Example: $400,000 sale × 6% = $24,000

● Title policy
● Escrow fees
● Recording fees
● Typical range: $1,000-$2,500

● Survey (if required): $400-$600
● HOA transfer fees: $100-$500
● HOA document fees: $200-$400
● Home warranty for buyer (if agreed): $400-$800
● Property taxes (prorated to closing date)
● Mortgage payoff and any prepayment penalties

● Repairs negotiated after inspection: Varies
● Moving expenses: $1,000-$8,000+

● ☐ Open all blinds and curtains
● ☐ Turn on ALL lights (including closets)
● ☐ Set thermostat to comfortable temperature
● ☐ Put away all personal items and clutter
● ☐ Clean kitchen sink and counters
● ☐ Make all beds
● ☐ Close toilet lids
● ☐ Remove trash
● ☐ Secure pets or remove them
● ☐ Play soft background music (optional)
● ☐ Light a subtle candle or use air freshener (don't overdo it)
● ☐ Leave the house during showings

✅ Be flexible with showing times
✅ Accept last-minute showing requests when possible
✅ Leave immediately when buyers arrive
✅ Let your realtor handle all communication
✅ Keep your home show-ready at all times
✅ Provide easy access (lockbox or flexible schedule)

❌ Stay home during showings (buyers feel uncomfortable) 
❌Follow buyers around or eavesdrop
❌ Start conversations with buyers or their agents
❌ Point out features or try to "sell" the home yourself
❌ Take feedback personally
❌ Refuse reasonable showing requests
❌ Leave valuable items out (secure jewelry, medications, etc.)

● Generates buzz and excitement
● Attracts neighbors who may know interested buyers
● Creates urgency and competition
● Good for first weekend on market
● Opportunity for mass showings

● Extra deep clean
● Stage perfectly
● Secure valuables and medications
● Put away personal documents
● Have your realtor present
● Provide marketing materials

● The amount the buyer is offering
● May be at, above, or below asking price

● 1% of purchase price is common
● Shows buyer's commitment
● Applied to down payment at closing
● More earnest money = more serious buyer

● Texas-specific: Buyer's unrestricted right to terminate
● Typically 7-10 days
● Buyer pays option fee ($100-$500)
● Shorter period or no option period = stronger offer

● Cash (strongest offer, fastest close)
● Conventional (typically strong buyers)
● FHA (low down payment is common)
● VA (strong buyers, but specific requirements)
● Pre-approval letter should be included

● Financing contingency (standard)
● Appraisal contingency (home must appraise)
● Inspection contingency (allows repairs/credits negotiation)
● Home sale contingency (buyer must sell their home first)
● Fewer contingencies = stronger offer

● Typical: 30-45 days
● Cash offers: 10-14 days possible

● Some buyers request repairs or closing cost credits upfront
● Others wait until after inspection

● What stays: appliances, fixtures, window treatments
● What goes: chandeliers, special fixtures you want to keep
● Note: Refrigerator, washer, and dryer are considered personal property in Texas

Consider:

● Net proceeds: Highest offer with 3% closing cost credit may net you less than slightly
lower all-cash offer
● Certainty of closing: Cash > Conventional > FHA/VA
● Timeline: Does it match your needs?
● Contingencies: Fewer = better
● Option period: Shorter = less risk of termination
● Buyer strength: Pre-approval amount, down payment size, earnest money
● Flexibility: Accommodating your move timeline

● Be prepared for counteroffers
● Know your bottom line in advance

● Buyers may potentially request 2-3% toward closing costs
● Reduces your net proceeds

● After inspection, buyers may request repairs
● You can: make repairs, offer credit, or decline
● Prioritize major issues over cosmetic

● Flexible closing date can sweeten your offer acceptance
● Consider your timeline needs

● Refrigerator, washer, dryer typically negotiable
● Window treatments
● Outdoor equipment

● Buyer may request you provide home warranty ($400-$800)
● Can make offer more attractive

● Typically occurs within 7-10 days of going under contract
● Takes 2-4 hours
● You should not be present
● Inspector examines everything: roof, foundation, HVAC, plumbing, electrical, etc.

● Delivered to buyer within 24-48 hours
● Will list everything wrong with the house (they ALWAYS find things)
● Categorized by severity: safety issues, major concerns, minor issues, maintenance items

● Request repairs
● Request credit for repairs
● Accept home as-is
● Terminate during option period

● Usually worth addressing
● Foundation problems
● Roof leaks
● HVAC not working
● Electrical hazards
● Plumbing leaks

● Negotiate or offer small credit
● Loose doorknobs
● Minor caulking
● Cosmetic items
● Normal wear and tear

1. Make the repairs: Hire licensed contractors, provide receipts
2. Offer credit: Buyer handles repairs after closing (often preferred)
3. Meet in the middle: Compromise on amount
4. Stand firm: Decline requests (risk buyer terminating)

● Required by buyer's lender
● Independent assessment of home's value
● Ensures property is worth the loan amount
● Typically occurs 2-3 weeks into contract

● Comparable sales (like you used for pricing)
● Home condition
● Square footage
● Location and neighborhood
● Recent updates and improvements

● Typically 24-48 hours before closing
● Buyer and their agent walk through
● Confirms home is in same condition as when offer accepted

● All negotiated repairs completed
● No new damage
● All systems working (HVAC, appliances, etc.)
● All included items still present
● Home is clean and broom-swept
● Utilities still on for testing

● Complete all negotiated repairs
● Keep home in same condition
● Leave appliances and fixtures that convey
● Remove all personal belongings
● Clean the home
● Leave garage door openers, keys, manuals

● Damaged items: May need to provide credit
● Repairs not done: May need to escrow funds
● Items removed: Must replace or credit
● Generally minor issues can be resolved with small credits

● Sign final paperwork (45-60 minutes typically)
● Transfer ownership
● Receive your proceeds
● Hand over all keys, garage openers, gate remotes, etc.

● Deed transferring ownership
● Closing disclosure (review 3 days before)
● Various disclosures and affidavits
● Bill of sale for included items

● Net proceeds via wire or check
● Usually 1-3 days after closing for wire transfer
● Final closing disclosure showing all costs

● Cancel homeowners insurance (effective at closing)
● Cancel or transfer utilities
● Forward mail to new address
● Keep all closing documents for taxes

● Most common mistake
● Leads to home sitting on market
● Eventually requires price reduction
● Home becomes "stale"
● Solution: Trust your realtor's pricing strategy and market data

● Buyers will criticize your home
● It's not personal—it's business
● Solution: View feedback objectively and make adjustments

● Makes buyers uncomfortable
● They can't speak freely
● They rush through
● Solution: Always leave during showings

● Cluttered, dirty, or dark homes
● Deferred maintenance visible
● Bad curb appeal
● Solution: Invest in deep cleaning, decluttering, and staging

● Obvious maintenance issues turn off buyers
● Can cost you thousands in reduced offers
● Solution: Fix glaring issues before listing

• Obvious maintenance issues turn off buyers

• Can cost you thousands in reduced offers

• Solution: Fix glaring issues before listing

● Going with a friend/family member who's inexperienced
● Choosing based only on lowest commission
● Solution: Hire based on experience, marketing, and track record

● Holding out for unrealistic price
● Not understanding market conditions
● Solution: Evaluate all offers objectively with your realtor

● Not disclosing known issues
● Can lead to legal trouble
● Solution: Full disclosure—always

● Not budgeting for selling costs
● Not planning for capital gains taxes (if applicable)
● Not having backup housing plans
● Solution: Financial planning before listing

● ☐ Research market conditions
● ☐ Interview 3-5 realtors
● ☐ Choose your realtor
● ☐ Discuss pricing strategy
● ☐ Create improvement plan
● ☐ Start decluttering
● ☐ Begin researching next home/location

● ☐ Make agreed-upon repairs
● ☐ Paint if needed
● ☐ Deep clean or hire cleaners
● ☐ Professional carpet cleaning
● ☐ Improve curb appeal
● ☐ Continue decluttering
● ☐ Rent storage unit if needed

● ☐ Professional photography scheduled
● ☐ Final deep clean
● ☐ Stage home (DIY or professional)
● ☐ Complete all repairs
● ☐ Service HVAC
● ☐ Touch up paint
● ☐ Remove personal items

● ☐ Final walkthrough with realtor
● ☐ Photos taken
● ☐ Marketing materials created
● ☐ MLS listing prepared
● ☐ Sign installed (if applicable)
● ☐ Lockbox installed
● ☐ Home goes live!

● ☐ Keep home show-ready daily
● ☐ Be flexible with showings
● ☐ Review feedback with realtor
● ☐ Adjust strategy if needed
● ☐ Evaluate offers as they come in

● ☐ Cooperate with inspection
● ☐ Negotiate repairs reasonably
● ☐ Maintain property condition
● ☐ Keep utilities on
● ☐ Complete agreed repairs
● ☐ Prepare for final walkthrough
● ☐ Coordinate moving plans

● ☐ Complete final repairs
● ☐ Clean home thoroughly
● ☐ Remove all belongings
● ☐ Gather all keys, remotes, manuals
● ☐ Review closing disclosure
● ☐ Schedule utility disconnection after closing
● ☐ Forward mail to new address

● ☐ Bring ID to closing
● ☐ Sign all documents
● ☐ Hand over all keys and remotes
● ☐ Receive your proceeds
● ☐ Cancel homeowners insurance
● ☐ Celebrate! 🎉