How to Sell Your Home This Year

How to Sell Your Home: It's Actually Doable!

Selling your home can feel like a lot—pricing, cleaning, strangers walking through, and a pile of paperwork at the end. But it’s not as mysterious as it looks. Once you know the steps, it’s basically a repeatable process (and you can avoid the common “oops” moments).

Here’s how to sell your home in a way that’s organized, realistic, and geared toward a great result.

Quick Answer: How to Sell Your Home

To sell your home, you’ll usually: choose how you’re selling (agent, FSBO, or instant offer), price it using recent sold homes (comps), prep it so it shows well, list it with great photos and a clear description, host showings, negotiate the best offer (price + terms), work through inspection and appraisal, and then close and move out.

Biggest win for most sellers: price it right and make it look easy to say “yes” to.

Step 1: Pick Your Selling Route (Agent vs FSBO vs Instant Offer)

Before you do anything else, decide how you want to sell. This choice changes everything—your workload, your timeline, and sometimes your final price.

Selling with an agent

If you want help with pricing, marketing, negotiation, and paperwork, an agent can be worth it. Good agents also know what buyers in your area are picky about (and what they’ll ignore).

Best for: most sellers who want guidance + strong exposure.
Downside: you’ll pay commission (amount depends on your agreement and market norms).

FSBO (For Sale By Owner)

You run the show: pricing, photos, showings, negotiations, and contracts.

Best for: organized sellers who have time and don’t mind negotiating.
Downside: more room for mistakes, and marketing reach can be smaller.

Instant offers / iBuyers

You get an offer quickly and can often close fast.

Best for: sellers who value speed and convenience.
Downside: you may net less once fees and adjustments are factored in.

Key takeaway: Faster/easier usually costs more. More exposure/competition usually boosts price.

Step 2: Know Your Timeline and Your Costs

A realistic timeline

Here’s what selling a house often looks like:

- 1–3 weeks: prep (repairs, cleaning, photos)
- 1–3+ weeks: listed + showings (depends on the market and price)
- 30–45 days: once you’re under contract, many closings land in this range (financing can change it)
Common seller costs

Every area is different, but sellers often pay for some mix of:

- Agent commissions (if using agents)
- Cleaning, staging, small repairs
- Negotiated credits/concessions (like helping with buyer closing costs)
- Title/escrow-related fees and transfer taxes (varies by location)
- Moving costs and temporary housing (if timing gets tight)
Table 1: Seller Cost Snapshot (Typical Categories)
CostWhat it isWhen it happensCommission (if applicable)Payment for listing/buyer agent servicesAt closingPrep costsPaint, handyman work, cleaning, stagingBefore listingRepairs/creditsInspection-related requests or creditsAfter offerConcessionsBuyer closing help (negotiated)In the contractClosing fees/taxesTitle/escrow, transfer fees (varies)At closingMoving/overlapMovers, storage, overlap rent/mortgageAround move-out

Step 3: Price It Right (So Buyers Actually Show Up)

Pricing is the part that feels emotional (“But we love this house!”) and financial (“We need X to buy the next place.”). The market doesn’t care about either—buyers compare your home to the alternatives they can tour this weekend.

How to find good comps

Use recent sold homes, not just active listings:

- Find 5–10 homes that sold recently nearby.
- Keep them similar in size, layout, condition, lot, and upgrades.
- Adjust mentally for differences (finished basement, remodeled kitchen, etc.).
- Check what’s currently listed—those are your direct competitors.
Pricing strategies that tend to work
- At market value: attracts more buyers and often leads to clean offers.
- Slightly under: can create urgency and multiple offers (especially when inventory is low).
- Over market: only works when your home is clearly superior and demand is strong—otherwise you risk sitting.
What most people get wrong

What most people get wrong: “We’ll start high and drop it later.”
Here’s the catch: the first 1–2 weeks are when your listing is freshest. If it’s overpriced, you can miss the most motivated buyers and end up chasing the market with reductions.

Key takeaway: A good price doesn’t leave money on the table—it pulls buyers in.

Step 4: Prep the House (Without Doing a Full Renovation)

You don’t need to turn your home into a magazine spread. You do need it to feel clean, cared for, and easy to imagine living in.

Repairs that are worth it

Fix the stuff that makes buyers nervous:

- Water stains, leaks, musty smells
- Electrical issues, broken outlets/switches
- Sticky doors, cracked tiles, broken fixtures
- HVAC concerns (service records help)
- Safety issues (handrails, smoke/CO detectors)
Declutter + clean like you mean it

This is boring advice that works every time:

- Clear counters and surfaces
- Remove extra furniture so rooms look bigger
- Pack away personal photos and “collections”
- Make closets look roomy (yes—closets sell houses)
- Deep clean floors, baseboards, bathrooms, and windows
Quick curb appeal wins

First impressions are real:

- Fresh mulch + trimmed plants
- Clean the front door and hardware
- Power wash walkway/driveway if needed
- Bright porch light
- New doormat and clear house numbers

Step 5: List and Market Your Home

A listing should do one thing: make buyers think, “We have to see this.”

The basics a listing needs
- Bright, sharp photos (dark photos kill interest)
- A simple description that highlights what buyers care about
- Key info like major upgrades and system ages (roof/HVAC, etc.)
- Easy showing instructions

Internal link opportunity: link to a “Home Staging Tips” page or a “Seller Net Sheet / Closing Costs Guide.”

Showings and open houses
- Make your home easy to tour (limited availability = fewer offers).
- Leave during showings. It’s awkward, and buyers don’t talk freely.
- The first 7–14 days matter most, so keep it show-ready early.

Step 6: Offers and Negotiation (How to Choose the Right One)

This is where sellers get tripped up: the “best” offer isn’t always the highest number.

What to look at besides price

Pay attention to:

- Financing (cash vs loan type)
- Down payment size
- Contingencies (inspection, appraisal, sale of buyer’s home)
- Closing date and possession
- Concessions/credits requested
- Earnest money and lender strength
Table 2: Quick Offer Comparison
FeatureUsually better for sellersWhat to watch forFinancingCash or strong conventionalWeak pre-approval, shaky lenderContingenciesFewer/shorterHome-sale contingencyConcessionsNone or smallBig credits requestedTimelineMatches your needsUnclear possession planAppraisal riskBuyer can cover gapsLow down payment + high price
Negotiation moves that help sellers

You can negotiate more than price:

- Repair credits instead of repairs (often simpler)
- Shorter contingency windows
- Closing date that fits your move
- Appraisal gap coverage
- What stays/goes (appliances, etc.)
Mini example: two offers, which is better?
- Offer A: $500k, conventional, 20% down, no concessions
- Offer B: $515k, low down payment, asks for $10k concessions

Offer B looks higher… until you subtract concessions and consider appraisal risk. Offer A might be the cleaner, safer win.

Key takeaway: Choose the offer with the best combo of net money + high chance of closing.

Step 7: Inspections, Appraisal, and Getting to the Finish Line

Handling repair requests

After inspection, buyers may ask for repairs or credits. A fair approach:

- Say yes to safety and water issues
- Consider credits for bigger items
- Don’t get sucked into tiny nitpicks unless it keeps the deal alive
If the appraisal comes in low

Options usually include:

- Buyer brings more cash
- You reduce price
- Split the difference
- Provide better comps (sometimes)
- Cancel if contingencies allow

Tip: strong pricing upfront reduces appraisal drama later.

Step 8: Closing Day and Moving Out

In the final stretch:

- Buyer does a final walkthrough
- You sign closing documents
- Funds transfer
- Keys change hands (based on your possession agreement)

Don’t shut off utilities early—keep them on through closing (and sometimes through possession).

Home Selling Checklist

Here’s your simple, practical checklist:

- Before listing
- Choose: agent vs FSBO vs instant offer
- Pull comps and decide pricing strategy
- Fix obvious issues (especially water/safety)
- Declutter, deep clean, brighten rooms
- Improve curb appeal
- Gather docs: receipts, permits, warranties (if you have them)
- During listing
- Get great photos and a clear description
- Make showings easy
- Track feedback in the first 1–2 weeks
- Under contract
- Stay on top of deadlines
- Negotiate inspection items smartly
- Prepare for appraisal
- Schedule movers and finalize move plan
- Closing
- Leave home clean, empty (unless agreed otherwise)
- Provide keys, remotes, and any manuals/warranty info

Common Mistakes That Cost Sellers Money

Avoid these and you’re already ahead:

- Pricing too high and then chasing the market with reductions
- Skipping deep cleaning (buyers notice fast)
- Bad photos
- Hard-to-schedule showings
- Focusing only on price and ignoring contingencies/concessions
- Getting defensive during inspection negotiations
- Missing contract deadlines

Pro Tips to Sell for More (and Stress Less)

- Do the “boring” prep first: clean, declutter, fix obvious stuff.
- Make it easy to tour: convenience brings more buyers.
- Use credits when repairs are a headache: it keeps the deal moving.
- Stay flexible on closing date if it buys you a better net.
- Keep emotions out of it: buyers are comparing options, not judging your life choices.

When to Bring In a Pro

Bring in an agent or attorney (depending on your state) if:

- You’re dealing with an estate, divorce, or tenants
- The house has major issues (foundation, roof, water)
- You need to sell quickly and can’t manage the process
- Negotiations and contracts make you nervous

Also consider a CPA for tax questions—especially if you’re unsure about capital gains rules.

FAQ: How to Sell Your Home

1) What’s the easiest way to sell a house?

Price it correctly, prep it to show well, use strong photos, and make showings easy.

2) Do I need an agent to sell my home?

No, but an agent can help with pricing, marketing reach, negotiation, and paperwork. FSBO can work if you’re organized and comfortable negotiating.

3) What should I do first—repairs or pricing?

Start with a rough price based on comps, then do repairs that improve buyer confidence (water/safety/obvious defects). Final price should reflect condition.

4) How do I price my home without overpricing it?

Use recent sold comps, not just active listings, and compare your home honestly on condition and upgrades.

5) What’s the best time of year to sell?

It depends on your local market. In many areas, spring/summer brings more buyers, but low-inventory seasons can also work in your favor.

6) Should I accept the first offer?

Sometimes the first offer is the best—especially if it’s clean and strong. Compare terms and net, not just the offer price.

7) Can I say no to repair requests?

Yes. You can offer credits, partial repairs, or decline—just know the buyer may negotiate or walk depending on contingencies.

8) What if my house doesn’t get showings?

Usually it’s price, photos, or marketing. Price is the most common. Adjust quickly in the first couple of weeks.

9) How long does closing take after an offer?

Often around 30–45 days for financed deals, but it varies.

10) What do I leave behind when I move out?

Keys, garage remotes, and anything the contract says stays. Manuals and warranties are a nice bonus.

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