How to sell your house: a step-by-step guide

Nine steps, in order. What to do, what it costs, and what to skip. Read it in ten minutes. Use it for the whole sale.

1. Know your number

Before anything else, learn two numbers. What your home will likely sell for, and what you will walk away with after it sells. The second one is your net.

Your net is the sale price minus your mortgage payoff, the commission, title and escrow fees, your share of property taxes, and any repairs or credits you give the buyer. Ask an agent for a net sheet. It turns a guess into a plan.

Get a free home value estimate →

2. Pick your agent

Interview two or three. Ask each one the same questions:

• What did homes like mine sell for in the last three months? Show me.
• What price would you list at, and why?
• What is your marketing plan? Where will my home show up?
• What is your commission, and what exactly does it cover?
• How long is the listing agreement, and how do I cancel it?

Pick the one with the clearest plan, not the highest price. An agent who "buys" your listing with a big number costs you money later.

3. Set your price

The best price is set from homes that sold, not homes that are for sale. Listed homes tell you what sellers hope for. Sold homes tell you what buyers actually paid.

Your first two weeks on the market bring the most buyers. Price right on day one. Homes that start too high sit, pick up price cuts, and often sell for less than if they had started at the right price.

4. Get the house ready

Spend on things buyers see and inspectors flag. Skip big remodels.

• Fix: leaks, broken fixtures, cracked tiles, anything unsafe.
• Clean: deep clean every room, windows and carpets.
• Clear: pack away half of what is on counters, shelves and closets.
• Paint: neutral colors where walls are scuffed or bold.
• Curb appeal: mow, trim, clean the entry, paint the front door.

A pre-listing inspection can find problems early, while you still control the fix and the cost.

5. List and market it

Most buyers see your home online first. The photos are your first showing. Your listing should include:

• Bright, professional-quality photos of every main room and the outside.
• A floor plan or video walkthrough if your market expects it.
• A listing on the local MLS, which sends it to the big home search sites.
• A description that leads with what buyers want most: space, light, updates, location.

6. Handle showings

Make it easy to say yes to a showing. The more buyers who walk through in the first two weeks, the stronger your offers.

• Leave during showings. Buyers talk more when you are not there.
• Keep it show-ready: beds made, counters clear, lights on.
• Put away valuables, medicine and personal papers.

7. Choose the best offer

The highest price is not always the best offer. Compare each one on:

• Financing: cash, or a loan? Is the buyer pre-approved?
• Contingencies: inspection, appraisal, and whether they must sell a home first.
• Earnest money: a bigger deposit shows a more serious buyer.
• Closing date: does it fit your move?
• Credits asked for: money back at closing lowers your net.

You can accept, reject or counter any offer. Your agent negotiates, and you decide.

8. Get through inspection and appraisal

After you accept an offer, the buyer usually orders a home inspection. They may ask for repairs or a credit. You can agree, say no, or offer something in between.

If the buyer has a loan, the lender orders an appraisal. If it comes in below the price, you and the buyer can renegotiate, the buyer can pay the difference, or the deal can end, depending on the contract.

9. Close and hand over the keys

Closing is when the money moves and the deed changes hands. Most financed sales close 30 to 45 days after an offer is accepted.

• Review your closing statement a few days before. Check the payoff and every fee.
• Bring a photo ID, and follow the title company's list.
• Schedule utility shut-offs or transfers for closing day.
• Leave keys, garage openers and manuals for the new owners.

Selling and buying at the same time

If you are buying your next home, line up both deals from the start. Talk to a lender before you list to learn whether you can buy before you sell. Then match the closing dates, or ask the buyer for a short rent-back so you are not moving twice.

This is where having your agent, your next loan, your title and your insurance at one table helps most. They see both deals and plan the dates together. You never have to use an AXEN-affiliated provider. Ask for the written Affiliated Business Arrangement Disclosure before you choose.

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