How to Sell Your Home: A Complete Seller's Guide

Selling your home is likely one of the largest financial transactions of your life, yet most people do it only a handful of times. The process can feel overwhelming—there are repairs to consider, pricing decisions that could cost you tens of thousands if you get them wrong, negotiations with strangers who want to pay as little as possible, and a mountain of paperwork that stands between you and your proceeds.

But here's the good news: the fundamentals of selling well haven't changed much over the years. Prepare your home properly, price it correctly, market it effectively, and negotiate strategically. Get those four things right and you'll maximize your sale price while minimizing your time on the market.

Preparing Your Home to Sell

The work you do before listing often determines how quickly you sell and how much you get. Buyers form opinions within seconds of walking through your door—sometimes before they even get out of the car. Every scuffed wall, every dripping faucet, every cluttered room gives them ammunition to negotiate your price down or walk away entirely.

Start with repairs. That leaky faucet you've ignored for two years? Fix it. The cracked tile in the bathroom, the sticky door that needs to be lifted while closing, the outlet that doesn't work—these small issues signal to buyers that the home hasn't been maintained. They'll wonder what bigger problems are hiding behind the walls. Many buyers will ask for repair credits or price reductions far exceeding the actual cost of fixes, so it's almost always cheaper to handle repairs yourself before listing.

Next comes decluttering, and this is where many sellers struggle. You've lived with your stuff for years—it's normal to you. But buyers don't see your family photos and knickknacks as charming; they see them as obstacles to imagining their own life in the space. The goal is to make every room feel larger and more neutral. Pack away personal items, donate or store excess furniture, and clear off countertops. If you can see bare counters and open floor space, you're on the right track.

Deep cleaning matters more than most sellers realize. Hire professionals to clean carpets, scrub grout, wash windows inside and out, and make every surface sparkle. Pay special attention to kitchens and bathrooms—buyers scrutinize these rooms more than any others. If your home has any odors (pets, smoke, cooking, musty basement), address them aggressively. Buyers notice smells the moment they walk in, even if you've become nose-blind to them.

Finally, don't neglect curb appeal. Many buyers will drive by before scheduling a showing, and some won't even get out of the car if the exterior is uninviting. Fresh mulch, trimmed bushes, a mowed lawn, and a clean front door can make a powerful first impression. Consider pressure washing the driveway and walkways. If the front door looks tired, a fresh coat of paint is one of the cheapest improvements with the highest impact.

Pricing Your Home Right

Of all the decisions you'll make when selling, pricing might be the most consequential. Price too high and your home will sit on the market, growing stale while buyers wonder what's wrong with it. Price too low and you leave money on the table. The sweet spot attracts maximum buyer interest and often generates multiple offers.

The best way to determine your price is through a Comparative Market Analysis (CMA), which your real estate agent will prepare. This report examines recent sales of similar homes in your area—same neighborhood, similar size, comparable condition. It accounts for differences between properties and adjusts for market trends. Online estimates from Zillow or Redfin can provide a rough starting point, but they often miss important nuances that a good agent will catch.

When you receive your CMA, resist the temptation to add a cushion "just in case" or because you think your home is special. Buyers don't care that you replaced the roof five years ago or that you have emotional attachment to the house where you raised your kids. They care about value relative to other options on the market. An overpriced home typically sells for less than a correctly priced one, because it attracts fewer buyers and eventually requires price cuts that make it look desperate.

In competitive markets, some sellers intentionally price slightly below market value to generate multiple offers. This strategy can work beautifully when it creates a bidding war, but it's risky if the market is softer than you thought. Discuss the approach with your agent and understand local conditions before committing. You can research market conditions by state using our state guides.

Marketing Your Property

In today's market, 95% of buyers begin their search online. By the time they schedule a showing, they've already scrolled through your photos, read your description, and formed an opinion. This makes professional photography non-negotiable. The difference between iPhone snapshots and professional real estate photography is the difference between scrolling past and scheduling a visit.

A good real estate photographer knows how to make rooms look their best—proper lighting, strategic angles, the right lens to make spaces feel open without distorting proportions. For larger properties or homes with notable outdoor spaces, drone photography has become increasingly common and expected. Video tours and 3D walkthroughs are especially valuable for out-of-town buyers who can't easily visit in person.

Your listing description matters more than you might think. It should highlight unique features and neighborhood benefits while avoiding clichés and vague language. "Updated kitchen with quartz counters and stainless appliances" tells buyers something useful. "Must see!" and "won't last!" just waste their time.

Once your home is listed on the MLS (Multiple Listing Service), it automatically syndicates to major sites like Zillow, Realtor.com, and Redfin. Your agent may supplement this with social media marketing, email campaigns to other agents, and targeted online advertising. Open houses remain valuable for generating interest and creating urgency, particularly in the first few weeks after listing.

Throughout the marketing period, keep your home in showing condition at all times. Dishes in the sink, unmade beds, and toys scattered across the floor kill deals before they start. Many sellers find it helpful to have a "showing routine"—a quick cleanup checklist they can run through before leaving for a showing.

Negotiating Offers

When offers start coming in, it's natural to focus on the price. But smart sellers look at the complete picture. A higher offer with shaky financing might fall through, while a slightly lower all-cash offer could close quickly and reliably. An offer contingent on the buyer selling their current home adds risk and uncertainty.

Beyond price and financing, pay attention to the proposed timeline. Does the closing date work with your plans? How long is the inspection period? What contingencies are included, and do any of them seem unusual or problematic? The amount of earnest money—the deposit the buyer puts down to show good faith—can indicate how serious they are about completing the purchase.

When evaluating offers, remember that you have three options: accept as-is, counter with different terms, or reject outright. Most offers go through at least one round of counter-offers before both parties reach agreement. Your agent can advise on strategy, but ultimately you decide what terms you're willing to accept.

If you receive multiple offers, you're in an enviable position. Some sellers request "highest and best" from all interested buyers by a deadline, then choose the strongest offer. Others negotiate simultaneously with multiple parties. The right approach depends on your situation, the strength of the offers, and your risk tolerance.

The Closing Process for Sellers

Once you've accepted an offer, the clock starts ticking toward closing day—typically 30 to 45 days out. During this period, the buyer will conduct inspections, finalize their financing, and complete due diligence on the property. Your job is to fulfill any contractual obligations and keep the home in the condition it was when the buyer made their offer.

The inspection is often the most nerve-wracking part. Even well-maintained homes have issues, and inspectors are paid to find them. When the inspection report comes back, buyers may request repairs, credits, or price reductions. This is another negotiation, and it helps to stay calm. Not every issue warrants a concession—some findings are simply informational or relate to normal wear and tear.

If you agreed to make repairs, complete them promptly and keep receipts. The buyer may verify the work during their final walkthrough. Also ensure that any items included in the sale (appliances, fixtures, window treatments) remain in the home and in working condition.

As closing approaches, you'll receive a preliminary settlement statement showing all the numbers: sale price, credits, prorations, and costs. Expect to pay real estate commissions (typically 5-6% of the sale price) split between agents, transfer taxes, title insurance, prorated property taxes, and any outstanding HOA fees. After paying off your mortgage, the remainder is your net proceeds. See our closing process guide for more details on what to expect.

On closing day, you'll sign documents transferring ownership, hand over keys, and receive your funds—usually via wire transfer. Before you go, do a final sweep of the property to ensure you haven't left anything behind. Then take a deep breath. You did it.

Planning your next move? If you're buying another home, our home buyer's guide and affordability calculator can help you plan your next chapter.