Your timeline and the length you've lived in your current home are two extremely important factors to consider when selling your home.
Ideally, you could take six months to declutter, complete home repairs and prepare to move, but getting a home ready for market can be done in just a few weeks.
"Plan for at least eight weeks before you list if you want to do it right," said Andrew Fortune, a real estate agent and brokerage owner at Great Colorado Homes in Colorado Springs, Colorado. "Most sellers think two weeks is enough and then they panic when buyers notice unfinished projects."
The last thing you want to do is put a home on the market before it's ready. Taking steps to make repairs, staging and cleaning could translate into a fast and profitable sale.
8-week guide to listing
Weeks 1 to 3: Home improvements
Focus on the home improvement projects. This process could take more time than you think, especially if you hire contractors.
"The first three weeks should focus on repairs like fixing leaky faucets, replacing broken appliances and painting walls neutral colors," Fortune said.
These weeks are important to getting your home ready for the market, but some projects can be time-consuming.
"Painting and exterior cleaning can both take a lot of time, but that doesn’t mean they aren’t worth it," said Ryan Dossey, a real estate broker and co-founder of SoldFast, a company that helps prep homes to be sold and buys undesirable properties to be flipped.
Repairs and home improvement will be different for each property but consider the following:
- Painting interiors a neutral color
- Painting exterior
- Refinish floors
- Replace light bulbs
- Yard work
Week 4: Decluttering and deep cleaning
Wrap up the last sweeps of decluttering and deep cleaning. Hopefully, you have already started paring down your belongings, but if not, spend this week cleaning out each room.
"Decluttering sounds fast but it's not when you realize you have years of stuff in closets and garages," Fortune said. "Most people underestimate how long packing and moving prep takes. Waiting until after you accept an offer to start packing is a huge mistake."
Your home should feel bare and look pretty empty. Pack things you don't need for the next few weeks while the home is on the market.
Common mistake: "Not removing enough furniture and décor. Declutter and then declutter again," Dossey said.
- How to declutter and depersonalize before selling your home
- Decluttering checklist: Organize your home with this room-by-room guide
Week 5: Paperwork
Ensure you have the necessary paperwork ready for selling. Gather your title, mortgage statements and past repair records.
"You don't want to scramble for documents when an offer comes in," Fortune said. "Getting your title work reviewed can reveal liens or disputes you didn't know existed. Fixing those issues before listing saves you from delays later when a buyer is waiting."
Work with your real estate agent to organize these documents and make extra copies.
Documents needed for selling
- Original purchase contract and deed
- Home appraisal
- Property survey
- Title report
- Financial information: mortgage or payoff statements
- Property tax history
- Insurance policy
- Utility information
- Repair records or active warranties
- Homeowners association information
- Permits or plans for projects
Week 6 to 7: Staging and photos
Try to schedule home stagers and photos this week. Depending on the level of staging, this might take longer, but as soon as the staging is complete, get the photos done.
"Bad photos kill your listing before anyone even visits," Fortune said.
Staging is a marketing tactic, and the better your home looks to buyers online and in person, the better. Stagers might rearrange furniture, add details or replace decor.
- How to stage your home to sell fast: A guide for sellers
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- Checklist to stage your bathroom for open houses and showings
Week 8: Finish touches
Have a final walk-through with your agent and prep for showings. Be sure to keep the home clean and reset staging. It should feel like you are living in a model home.
On the market
Once you are ready to list, it's important to get the attention of buyers.
"If your home sits longer than 60 days without strong offers, you're priced wrong or something about the house is scaring people off," Fortune said. "The first two weeks are the most critical because that's when you get the most buyer attention."
The time on the market can vary depending on the market's demand or the time of year.
"Avoid listing in the winter if you can help it," Dossey said. "People don’t like going out in the cold, even if it could be for their dream home. It’s also the worst time of year for curb appeal."