Selling your home but not sure how to go about it?
You’re not the only one.
The process of selling a house can feel overwhelming without a clear plan.
That’s the bad news.
The good news?
This guide will break it all down by taking you through the steps of a real estate transaction from a seller’s point of view.
The goal?
For you to know exactly how to sell your house from start to finish.
Let’s jump in.
11 steps to selling a house
There are many moving parts to selling a home.
How you go about each step can impact your timeframe, profit, and stress level.
That’s why it’s important to have the right blueprint when you start.
Here are the key steps in the process of selling a house.
1. Choose how you want to sell your home
The first step to selling your house is to decide how you’re going to sell it.
Most homeowners base this decision on their primary goal — maximizing profit, selling quickly, or avoiding commission to a listing agent.
You have three main options:
- Hire a real estate agent: This is the most common path for a reason. A good agent will get you the best price and guide you through every step. Listing agents typically earn 2.5% to 3% of the sale price. Hiring an agent is especially important if you’re dealing with a unique selling scenario — like selling a house during a divorce.
- Sell your home by owner (FSBO): You’ll manage the entire process yourself — including pricing, marketing, showings, offers, disclosures, and paperwork. While you can save on the listing commission, you’ll still want to offer a commission to the buyer’s agent — often 2% to 3%. Selling a house without an agent requires more time and carries more risk if you’re not experienced.
- Sell off-market to a cash buyer: If speed and simplicity are your top priorities, this route lets you skip prep and showings. But selling a house to a cash buyer (like a real estate investor or iBuyer) comes at a cost — because you’re going to sell for less than fair market value.
The smart move?
Weigh your priorities, timeline, and comfort level with the process.
Then choose the path that best fits your selling situation.
There’s no one right answer.
But if you’re leaning toward working with a real estate agent…
Hire the right agent if that’s the route you take
The difference between two real estate agents can easily mean tens of thousands of dollars.
It can also be the difference between a stressful experience and an easier one.
If you go the agent route, look for someone with:
- Local experience selling homes like yours
- Strong reviews from past sellers
- A low rate of dual agency
- An easy-exit agreement
And don’t just hire the agent you’re most “comfortable” with.
Just because you know an agent or they were referred to you doesn’t mean they’re going to put your interests before theirs.
Learn more in our guide on how to choose the right agent when selling.
2. Estimate your move-out date
Having an idea of when you’ll move helps you plan ahead and set clear expectations for what comes next.
The best way to figure this out?
Work backward by estimating how long each phase of your sale might take.
Here’s how to reverse-engineer your selling timeline:
Estimate the time from accepted offer to closing
- Add 21-60 days if you accept an offer from a financed buyer.
- Add 7-14 days for a cash buyer.
Factor in your days on market
- Add 10-30 days if you’re in a seller’s market and set a competitive price.
- Add 30-90+ days if demand is low or your home needs work.
Build in time for pre-listing marketing
- Add 3-7 days for staging and photos.
- Add 1-3 days for photos only.
Account for how much prep your home needs
- Add 90-120 days for major upgrades (like a kitchen or bathroom).
- Add 30-60 days for moderate prep (like flooring, landscaping, or painting).
- Add 14 days or less for light cleaning and decluttering.
Tally up the days that apply to your situation, and it’ll bring your entire timeline into focus.
You’ll have a better idea of:
- When to list your house
- How long you’ll need to cover expenses like your mortgage and utilities
- When to schedule your next move
And if your circumstances allow it, try to sell during a favorable season.
Spring and early summer tend to attract more buyers in many areas.
But local market conditions can vary greatly — so it’s worth researching the best time to sell based on where you live.
3. Decide what to fix (and what not to)
One of the key decisions you’ll make before listing is whether to tackle repairs — or sell your home as-is.
Your choice affects:
- How much your home sells for
- How long it stays on the market
- How much effort you’ll need to put in.
Start by getting clear on your priorities.
If your main goal is to sell quickly with minimal effort, you may skip most repairs.
But if you want top dollar, certain fixes may be worth your time.
Here’s how to weigh your options:
Consider a pre-sale home inspection (optional)
A pre-listing inspection isn’t required, but it can offer major advantages.
- It helps identify which issues are worth fixing before listing.
- It reduces the chance of repair requests after an offer is accepted.
A home inspection typically covers:
- Foundation and structure
- Electrical, plumbing, and HVAC systems
- Attic, basement, and roof
- And more.
The report will flag issues — but you’re not required to fix anything.
Instead, use it to guide your strategy.
If you choose not to make any repairs?
The inspection report gives buyers the confidence they need to submit a serious offer.
Identify the most important fixes
Focus on repairs that affect safety, buyer perception, or mortgage approval.
Some of the most important things to fix when selling include:
- Leaky plumbing or roof issues
- Faulty electrical systems
- Broken HVAC or appliances
- Stained flooring or peeling paint
- Damaged walls or missing fixtures.
Skip repairs that won’t pay off
Not every upgrade moves the needle.
Cosmetic or niche updates may not increase your sale price — and can drain your budget.
So choose wisely.
Because not everything needs to be fixed when selling.
4. Get your house ready for market
This step is all about creating a clean, neutral, and inviting space that will appeal to the broadest pool of buyers.
The goal?
To get your home into listing shape.
Here’s what to focus on:
- Remove clutter and personal items so the space feels more neutral and inviting.
- Deep-clean every room from top to bottom — including windows, floors, and fixtures.
- Wrap up any final repairs or interior upgrades.
If you’re planning to stage your home, this is the time to do it.
Staging can help buyers visualize themselves living in your home and can lead to a stronger offer.
Even simple staging — like rearranging furniture or adding new throw pillows — can make a difference.
But it’s not always necessary, especially in hot markets.
And your home’s exterior is the first thing buyers see — don’t overlook curb appeal.
Mow the lawn, trim the shrubs, pressure-wash the exterior, and freshen up the front entryway.
Pulling all of these pieces together is the key to getting your house ready to sell.
5. Price your home strategically
Your home is worth what a buyer is willing to pay for it.
But the price you choose will determine how much competition it generates.
Your listing price isn’t your sale price.
It’s your “asking price” — and if done right, it can attract more interest and drive stronger offers.
Here’s how to price your home for sale the smart way:
- Look at recent comps: Start by reviewing similar homes that have recently sold nearby. Focus on properties with similar square footage, layout, location, and condition.
- Adjust for key differences: Even comparable homes have variations. Factor in upgrades, lot size, number of bedrooms and bathrooms, and general condition.
- Avoid overpricing: Setting your price too high can cause your home to linger on the market — and force you into reducing the price later. A data-driven price attracts serious buyers early.
Some sellers get a pre-listing appraisal for peace of mind, but it’s not always the best route.
Appraisers follow a rigid formula and don’t always account for real-time buyer demand or competitive positioning.
A better approach?
Ask a trusted real estate agent for a comparative market analysis (CMA).
A good agent will use the right data, buyer insights, and pricing psychology to help you land on the right number.
6. Complete seller disclosures
Sellers are legally required to disclose known issues with the property.
These disclosures protect buyers — and they protect you too.
Failing to disclose something major could lead to a lawsuit or the deal falling through.
Common examples of what needs to be disclosed include:
- Water damage or mold
- Noise issues or neighborhood disputes
- Structural defects or previous repairs
- Environmental hazards (e.g., lead paint, radon, asbestos)
- Risk factors for natural disasters (e.g., flood zones, earthquakes).
You might be exempt from some disclosure rules if you’re selling an inherited home or a property you haven’t lived in recently.
But it’s still smart to be as transparent as possible.
When in doubt, disclose it.
It’s almost always better to over-disclose than under-disclose when selling property.
7. List your home and start showing it
Selling a house is just like selling anything else.
The more people who see it, the better your chances of getting the best offer.
That’s why marketing and showing your home the right way is key to attracting serious buyers.
Market your home for sale
The primary goal when marketing your listing?
Get buyers to visit your home.
Photos, price, and the property description can persuade them to schedule a showing or visit an open house.
But only if they know your house is for sale.
Here’s how to get the word out:
Multiple listing service (MLS): The MLS is the most powerful tool to advertise a home. It syndicates listings to buyers’ agents and most major real estate websites. You’ll need a real estate agent or a flat-fee listing service to post your home there.
Real estate websites and apps: Sites like Zillow, Redfin, and Realtor.com are where most buyers start their home search. Make sure your listing is displayed on these platforms.
Social media: Platforms like Facebook, Instagram, TikTok, Pinterest, and LinkedIn can expand your home’s exposure. Content is easy to share — meaning friends, neighbors, and even strangers can help spread the word.
Show your home to prospective buyers
Want to improve the chances of getting an offer quickly?
Make your home easy to tour — and show it at its best.
Here’s how:
- Prep before each showing: Clean thoroughly, turn on all the lights, and open the blinds or curtains.
- Add shoe covers by the door: This sends a subtle message that your home is well cared for.
- Allow private showings: Not every buyer can attend an open house. Flexibility helps generate more interest and faster offers.
8. Review and respond to the buyer’s offer
Reviewing an offer is one of the most exciting steps of selling a home.
But don’t just focus on the buyer’s offer price.
Why?
Because the best offer isn’t always the one with the highest number.
It’s just as important to evaluate the other key terms of the purchase contract.
Here’s what to focus on:
- Price: Does the buyer’s pre-approval match the purchase price? If not, request an updated letter to confirm they can qualify for their new mortgage.
- Down payment: Review how much the buyer is putting down. Ask for proof of funds (like a bank statement) to confirm they can cover it — plus closing costs.
- Escrow deposit: This good-faith deposit typically ranges from 1-3% of the purchase price. It’s usually due within 24-72 hours of acceptance.
- Contingencies: Look for common conditions — like inspection, financing, or appraisal contingencies — and check the timeline to remove each one.
- Days to close: Does the proposed closing date work for your timeline? This helps you estimate how long you’ll need to keep covering housing costs.
Weigh the pros and cons of the buyer’s price and terms to decide how to respond.
You can either:
- Accept the offer
- Decline it
- Make a counteroffer.
Understanding the potential risks with the buyer’s offer will give you clarity and confidence.
And that will make it easier to know whether to move forward, negotiate, or walk away.
9. Work through buyer contingencies
Once you accept the buyer’s offer, it’s time to work through their contingencies.
Contingencies are conditions written into the purchase agreement that must be met for the sale to move forward.
Common real estate contingencies include:
- Loan – The buyer must secure final mortgage approval.
- Appraisal – The home must appraise at or above the contract price.
- Inspection – The buyer can cancel or renegotiate based on findings.
- Home sale – The buyer must sell their current home before closing.
Each contingency will spell out:
- The type of contingency
- The number of days the buyer has to fulfill or waive it
Having the buyer remove their contingencies is one of the biggest milestones when selling a home.
Why?
Because as long as the contingency window is still open, the buyer can walk away — and get their earnest money deposit back.
Track contingency deadlines carefully
Once the clock starts, the buyer must formally release each contingency by the agreed-upon due date.
This is done by signing a contingency removal form.
If they miss a deadline, you have two choices:
- Cancel the contract and put the home back on the market
- Extend the contingency period (if you’re willing).
And be prepared — some buyers try to renegotiate during this period.
For example, they might request a price reduction or repairs after the inspection.
You’re not required to say yes.
But how you respond can determine whether your deal moves forward or falls apart.
Here’s the bottom line…
The buyer isn’t truly locked in until they’ve removed all contingencies.
That’s the point when their earnest money becomes non-refundable –– and your chances of closing go way up.
10. Prepare for closing costs and potential taxes
Selling a house isn’t free.
But the last thing you want is a surprise expense eating into your profit.
There are two major costs most sellers need to plan for:
Closing costs and capital gains tax.
Seller closing costs
These are the fees deducted from your proceeds at closing.
Seller closing costs typically include:
- Escrow and title fees
- County or city transfer taxes (varies by location)
- Property taxes owed through the closing date
- Notary or attorney fees (where applicable)
- Real estate commissions (usually 5-6% of the sale price, split between agents).
In most cases, sellers don’t need to bring money to closing.
The only exception to this is if your home sells for less than the amount owed.
And some closing costs may be tax-deductible when selling a home.
But always confirm with a tax professional.
Capital gains tax
If your home has appreciated in value, you may owe capital gains tax on your profit.
Here’s how to figure out if it applies to you:
Start by estimating your gain.
Subtract your cost basis from your final sale price.
Your cost basis includes what you originally paid for the home — plus closing costs and any qualified improvements you’ve made.
Next, check whether you qualify for the IRS capital gains exclusion:
- $250,000 if you’re single
- $500,000 if you’re married filing jointly.
To qualify, you must have:
- Owned the home for at least two of the past five years, and
- Used it as your primary residence for two of those years.
If your gain falls below the exclusion limit, you likely won’t owe any capital gains tax.
If it’s above the limit, speak with a tax advisor to find out how much you might owe.
And whether additional deductions could reduce your tax bill.
11. Finalize the sale
There are a few final steps to close the transaction and make the transfer official.
You’ll start wrapping things up about one to two weeks before closing day.
Here are the steps to take to wrap up the sale of your home:
Complete the buyer’s walkthrough
A few days before closing, the buyer will do a final walkthrough with their agent.
Your job is to make sure:
- The home is in the same condition it was when the offer was accepted
- All agreed-upon repairs are complete
- Any personal property that was supposed to stay is still there.
Sign your closing documents
Sellers usually sign the final paperwork two to five days before closing.
You’ll need:
- A government-issued photo ID
- Banking details if your proceeds will be wired.
In some states, a real estate attorney must be present.
And if you’re selling a home in a trust, expect additional documentation.
Prepare your home for handoff
Before the deal is official, make sure to:
- Move out all personal belongings
- Cancel or transfer utilities
- Stop homeowners insurance coverage
- Update your mailing address.
Transfer ownership and collect your funds
Once the deed is recorded and ownership transfers, your home is officially sold.
You’ll receive your proceeds soon after, typically by:
- Cashier’s check
- Wire transfer.
That’s it — you’ve officially completed the steps to selling your home!
Conclusion
Selling your house can feel overwhelming — especially if you’re doing it for the first time.
But following these 11 steps will help you sell with more clarity, confidence, and control.
The key is to start with the right information and take it one step at a time.
Want to go even further?
Check out our top home selling tips to make sure you’re fully prepared for what’s ahead.
