Selling your home but not sure how to go about it?
You’re probably looking for a roadmap to guide you through the process –– one that simplifies the steps to selling a house.
So you can find a qualified buyer, collect your proceeds, and move on to life’s next chapter.
That’s what this guide is going to do.
I’m going to break down the home selling process into bite-size steps.
The goal?
To remove the fog of real estate confusion so you know how to sell your home.
Let’s jump in.
How to sell your house in 11 steps
Selling a house is a major undertaking that requires more than simply putting up a “For Sale” sign.
Every step — from setting your goals to finalizing the sale — plays a crucial role in achieving the best possible outcome.
Whether you’re a first-time seller or refining your strategy, it’s imperative to approach each stage with clarity and purpose.
Here’s how to navigate the process of selling a house, step by step.
1. Set your selling goals
The first step to selling your home is to determine your goals.
You should start here because your goals will shape the choices you make throughout the process.
One of the first choices is to decide the best method to sell your home.
For most homeowners, the primary goal is to maximize profit.
So the choice comes down to selling with an agent or selling your home by owner.
Most sellers hire a professional –– but you don’t have to.
The smart approach is to evaluate your situation and decide which method aligns best with your goals.
Consider hiring a real estate professional if you’re:
- A first-time home seller
- Too busy to handle marketing, showings, and open houses
- Not familiar with the purchase agreement or seller disclosures
- In a unique situation (e.g., selling a house during a divorce).
Consider the “for sale by owner” (FSBO) route if you’re:
- Familiar with the home selling process
- Confident in your ability to negotiate with buyers
- Not emotionally attached to your home
- Aware of potential legal mistakes and how to avoid them.
Is selling quickly or minimizing hassle more important to you than maximizing profit?
If so, you might explore two alternative methods:
iBuyers: These companies offer cash for homes that require minimal work for a quick flip. If speed and simplicity are your top priorities, this could be a good option — but expect the sale price to be significantly lower than what you’d get on the open market.
Cash buyers: These buyers, often investors, purchase homes off-market that need work. While this method is fast and requires no repairs, the offer price will be much lower than market value.
Each approach has its pros and cons –– so choose the method that best aligns with your priorities.
2. Determine the best time to sell
Deciding when to sell your home can significantly impact how much you make and how quickly it sells.
How do you choose the best time?
Start by considering market conditions and seasonal trends.
In many areas, early spring to early summer is the ideal time to sell a home due to higher buyer demand.
But local real estate trends can vary –– so researching your market is key.
Next, estimate how long the selling process will take based on your home’s condition and the level of preparation required.
For example:
- Major upgrades like kitchen or bathroom renovations could take 90-120 days.
- Medium updates such as painting or landscaping might take 30-60 days.
- Minimal prep, such as decluttering and small touch-ups, can take as little as 14 days.
Also, factor in other time frames:
- Pre-listing marketing: Staging and photos can add 3-7 days to your timeline.
- Time on the market: Homes priced right in competitive markets may sell within 10-30 days, while slower markets could take 30-90 days (or longer).
- Closing process: A cash buyer can close in 7-14 days, but financed buyers typically need 21-60 days.
Keeping an eye on your local market and working backward from your desired move-out date can help you determine the timeline that works best for you and your goals.
3. Decide whether to make repairs or skip them
One of the critical steps to selling a home is deciding whether to make repairs or bypass them altogether.
Why?
Because this decision directly affects:
- How much your house sells for
- How long it stays on the market
- How much effort you’ll need to put in.
Think back to your home selling goals.
Are you aiming to maximize profit, sell quickly, or minimize upfront costs?
Once you’re clear on your priorities, here’s how to move forward…
Get a pre-sale home inspection
Getting your home inspected before selling isn’t required, but it can offer significant benefits.
Here’s why:
- It boosts buyers’ confidence when submitting an offer.
- It reduces the chances of repair requests once an offer is accepted.
A home inspection typically includes an evaluation of:
- Foundation and structural elements
- Basement
- Attic
- Electrical
- Plumbing
- HVAC.
Once you review the inspection report, seek guidance on which repairs might be worth tackling — or whether skipping repairs altogether makes more sense.
And keep this in mind…
You are not required to make any repairs listed in the inspection report.
The true value of a pre-sale home inspection lies in providing buyers with key information up front, which can reduce the likelihood of a buyer backing out.
Decide which repairs to tackle
After reviewing the inspection report, consider:
- Profitable repairs: Fix issues that could deter buyers or affect financing (e.g., plumbing leaks, electrical hazards).
- Cosmetic improvements: Decide whether minor updates (e.g., painting, landscaping) are worth the investment.
- Skipping repairs: If the cost of repairs outweighs the potential return, selling as-is could be a better option, especially for homes needing extensive work.
Make a list of completed repairs and attach it to the inspection report.
This transparency reassures buyers and can reduce negotiation friction.
4. Price your house strategically
Your home is worth what a buyer is willing to pay for it.
But how you price your home can attract more buyers AND maximize your selling price.
The listing price isn’t how much you can sell your house for.
If done right, your “asking price” can be the bait that lures more buyers to fetch you a higher number.
Keep these things in mind when deciding how to price your home for sale.
Look at recently sold properties: The best way to start gauging your home’s value is to look at similar properties that have recently sold in your area. The ones that carry the most weight are the ones closest in interior square footage and proximity.
Factor in key differences: Interested buyers will be comparing your home to the selling price of the most comparable sales in your local market. So you’ll want to do the same by factoring in key differences such as square feet, bedrooms, bathrooms, condition, etc.
Overpricing can backfire: Listing your home at an unrealistic price can be the sole reason why your home sits on the market. It’s best to base your decision on data, rather than a biased opinion.
5. Prepare your home
Getting your home market-ready can be a time-consuming and emotional part of selling.
But removing emotions from the equation and focusing on a clear plan gives you the best chance to sell at the best price — and in less time.
Stay organized and put yourself in the buyer’s shoes as you prepare your home for sale.
Here’s how to get started:
Declutter and maximize space
Decluttering is one of the simplest yet most impactful tasks when selling your house.
Why?
Because a clutter-free home makes it easier for buyers to envision themselves living there.
It also creates the illusion of more space.
To streamline the process, gather garbage bags and boxes and tackle one room at a time.
Sort items into four categories:
- Trash
- Sell
- Keep
- Donate.
A well-organized home sets the stage for buyer appeal.
Prioritize money-making improvements
Certain upgrades can increase your home’s value and bring the highest return when selling.
Focus on improvements like:
- Flooring
- Stainless steel appliances
- Front yard landscaping
- Interior paint.
But not all improvements pay off — so avoid over-improving.
Only invest in upgrades if the added value to your home’s equity outweighs the cost.
Deep clean
Prospective buyers will notice things you may not have thought about in years.
Make sure your home is thoroughly clean before listing by focusing on key areas, such as:
- Walls
- Baseboards
- Floors
- Showers and sinks
- Toilets and grout.
A deep clean ensures your home is show-ready and appealing in listing photos.
Stage your home
Don’t think twice about staging your home if it will be vacant when selling.
Online photos of an empty home often fail to attract buyers.
And they can make your home less appealing during showings and open houses.
You should consider hiring a professional stager even if you plan on living in your house while it’s on the market.
Many stagers offer free consultations to recommend which furniture to keep and what to remove to showcase your home’s best features.
6. Complete seller disclosures
You’re legally required to disclose certain information about your property when selling your home.
These disclosure documents help ensure buyers are aware of potential issues that might affect their decision to purchase.
Common examples of what needs to be disclosed includes:
- Water damage
- Neighborhood noise
- Environmental contamination
- Potential risks from natural disasters
- Repairs.
You may be exempt from some disclosure requirements if you’re selling an inherited property or a home you haven’t recently lived in.
This is important: Never intentionally hide anything from prospective buyers.
Doing so could result in a lawsuit.
It’s always better to over-disclose than under-disclose when selling a house.
7. Take professional photos and market your listing
The goal of marketing your home is simple: to attract as many potential buyers as possible.
The more eyes on your property, the higher your chances of receiving strong offers.
Here’s how to make your listing stand out:
Get professional photos
High-quality photos are the cornerstone of any successful home listing.
They grab attention, generate interest, and drive buyers to schedule viewings.
To ensure your photos look their best:
- Clean your home thoroughly before the shoot.
- Turn on all the lights and open window coverings to maximize brightness.
- Work with the photographer to highlight your home’s best features and avoid showcasing any negative ones.
Leverage key marketing channels
Once your photos are ready, use these platforms to reach prospective buyers:
- Multiple listing service (MLS): The MLS is the most powerful tool for marketing your home, connecting you to buyers and agents nationwide. Even without an agent, you can pay for a service to list your property on the MLS.
- Real estate websites and apps: Ensure your listing appears on popular platforms like Zillow and Realtor.com. Check that your MLS syndicates to these sites for maximum exposure.
- Social media: Platforms like Facebook, Instagram, and TikTok can boost your listing’s visibility. Social media makes it easy for people to share your listing, expanding your reach to a broader audience.
8. Evaluate the buyer’s offer
Receiving an offer is one of the most exciting stages of selling a house.
But not all offers are created equal.
The key is to evaluate the details in the purchase contract that can impact the sale of your home.
Because they’ll guide you toward responding to the offer in one of three ways:
- Accept
- Decline
- Counteroffer.
Here are the most important factors to review when assessing a buyer’s offer:
Price: Does the buyer’s pre-approval letter match or exceed the purchase price stated in the agreement? If it doesn’t, request an updated pre-approval to ensure they can secure financing.
Down payment: The agreement should clearly state what percentage the buyer is putting down. Ask for proof of funds (e.g., recent bank statements) to confirm they can cover the down payment and closing costs.
Escrow deposit: How much is the buyer offering as their initial deposit? Typically, this ranges from 1-3% of the purchase price (depending on the area) and is due within 24-72 hours of accepting the offer.
Contingencies: Review any conditions the buyer includes, such as financing, inspections, or the sale of another property. Pay attention to the type of contingencies and the timeline they’ve requested for releasing them.
Days to close: Look at the proposed closing date or time frame in the contract. This will help you estimate how long you’ll need to continue covering property expenses before the sale is finalized.
9. Work through buyer contingencies
Buyer contingencies are conditions in the purchase contract that must be met before the sale can proceed.
These safeguards protect the buyer but can create challenges for sellers if not managed carefully.
The most common real estate contingencies include:
- Loan
- Appraisal
- Inspection
- Sale of another property.
Knowing how to navigate a contingent real estate transaction is key to keeping your sale on track.
Here’s how to manage contingencies effectively:
Negotiate contingency terms
During the contingency period, buyers may attempt to renegotiate terms based on inspections, appraisals, or other factors.
For example:
- After an inspection, they might request repairs or ask to lower the sale price.
- If the appraisal comes in below the purchase price, they may request a price adjustment.
You’re not obligated to agree to these requests –– but it’s worth evaluating whether making small concessions aligns with your goals and timeline.
Sometimes a minor compromise can keep the deal moving forward without unnecessary delays.
Weigh your options if deadlines are missed
If a buyer fails to meet a contingency deadline, you typically have two options:
- Cancel the contract and re-list the property to attract new buyers.
- Extend the contingency period if you believe the issue can be resolved quickly.
Your decision should depend on factors like market conditions, the buyer’s situation, and how much time you’re willing to allow.
Clear communication with the buyer’s agent is critical to resolving issues efficiently and keeping the sale on track.
10. Plan for closing costs and taxes
Selling a home comes with its share of expenses.
Two of the most significant are the costs deducted from your proceeds at closing and any potential tax liabilities.
Here’s what to expect:
Closing costs
Closing costs for a seller usually include things such as:
- Escrow and title fees
- County and city transfer taxes (varies by locality)
- The balance of property taxes up until the closing date
- Notary fees
- Attorney fees
- Real estate commissions.
These expenses are subtracted from your final proceeds at closing.
Confirm this with your tax person, but generally, your closing costs can be a tax write-off.
Capital gains tax
A capital gains tax in real estate is an expense you pay on the increased value of your property (also known as a real estate cost basis).
The increased value is your final selling price minus the price you paid to buy your home (your closing costs can usually be subtracted from this number to reduce the taxable amount).
Many sellers are free from paying a capital gains tax because they’ll only have to pay it if they’re:
- Single and their increased value is above $250,000
- Married and their increased value is above $500,000.
Every selling scenario is unique, so it’s best to confirm with the person who does your taxes.
11. Finalize the sale
The final step in selling your home involves a few key tasks to make the sale official.
For most sellers, the closing process begins one to two weeks before the closing date.
Here’s what to expect as you wrap up your home sale:
Conduct the buyer’s walkthrough
The buyer will conduct a final walkthrough of your property with their real estate agent several days before closing.
Make sure your home is in the same condition as when they made their offer, with any agreed-upon repairs completed.
Sign the final documents
Sellers typically sign closing documents two to five days before the sale is finalized.
Be sure to bring:
- A valid, government-issued photo ID
- Banking information, if you’ll have your proceeds wired.
In some states, a real estate attorney may need to review and oversee the process.
And there may be additional documents to sign if you’re selling a house in a trust.
Prepare for closing day
Here are a few things you’ll need to do before the property changes owners:
- Remove all personal property from your home
- Take utilities out of your name
- Cancel your homeowners insurance
- Update your mailing address.
Transfer property ownership
The sale of your home becomes official once the deed is recorded and ownership is transferred.
You can expect to receive your proceeds shortly after this.
You’ll have two options to collect your money from the escrow company:
- Cashier’s check
- Wire transfer.
That’s it.
You’ve officially completed the steps to selling your home!
The Bottom Line
Selling a house can feel like an overwhelming process.
But following these 11 steps can boost your chances of having the most successful sale.
The key is to begin the process with the right information so you’re prepared for every step along the way.
For more guidance, check out our best tips for selling your home to help you navigate the process with even more confidence.
FAQs
What’s the difference between an offer price and a pre-approval amount?
The offer price is the amount a buyer is willing to pay for your home, as stated in their purchase contract. The pre-approval amount is the maximum loan the buyer’s lender has approved them to borrow. Always verify that the offer price falls within the buyer’s pre-approval limit to avoid financing issues down the line.
How should I respond to a low offer from a buyer?
First, evaluate the entire offer — not just the price. Consider factors like contingencies, closing timelines, and the buyer’s ability to secure financing. If the terms are close to your goals, you can counteroffer to negotiate a better price or terms. Otherwise, you can decline and wait for a stronger offer.
Do I need an attorney when selling my home?
In some states, having a real estate attorney is required during the closing process. Even if it’s not mandatory, an attorney can review contracts, ensure legal compliance, and protect your interests in a complex transaction. Consider hiring one if your sale involves unique circumstances, such as resolving a title issue or addressing a legal dispute.
