The Seller's Guide

1. Price it right the first time

Overpricing is the most common—and most expensive—mistake a seller makes. A home that sits too long can raise questions, even after a price cut. The market is a poor place to test an optimistic theory; an accurate, comp-based valuation at launch gives the property a stronger opening position.

2. Decide what's actually worth fixing

Not every repair earns its keep. A good pre-listing walkthrough separates what buyers will notice and factor into an offer from what is cosmetic, unnecessary, or unlikely to repay the weekend it consumes.

3. Staging and photography matter more than people expect

Most buyers form their first impression online before requesting a showing. Professional photography—and thoughtful decluttering before it happens—helps the home lead with its strongest features. Buyers are remarkably talented at noticing clutter in someone else's house.

4. How the launch strategy affects your outcome

When and how a listing goes live affects buyer attention and the odds of a competitive situation. This is worth a real conversation rather than a one-size-fits-all calendar.

5. Evaluating offers — it's not just about price

Financing type, contingencies, proposed closing date, and buyer qualification all affect how "real" an offer actually is. A slightly lower offer with stronger financing sometimes beats a higher offer that's more likely to fall through.

6. The inspection period, from the seller's side

Expect a repair request. Knowing in advance what's reasonable to negotiate — and what's a signal the buyer might be getting cold feet — helps you respond without overreacting.

7. Appraisal

If your buyer is financing, the lender will require an appraisal. If it comes in below the contract price, you'll have a few standard options to work through with your agent.

8. Closing day

You'll sign the deed and closing documents, the buyer's funds will be disbursed, and — once everything records — the sale is final. Use the closing cost estimator beforehand so the final number isn't a surprise.

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