Your Checklist for Selling a House: How to Prepare, Stage and Close

Selling a home requires more work than sticking a “For Sale” sign in the front yard, and the right preparation is essential for the process to go smoothly. Your home should make a great first impression that attracts buyers, and the steps you take can impact the time it spends on the market and the offers you receive. 

This home-selling checklist simplifies the process, guiding you through the most important steps to prepare your home for sale, negotiate with buyers and close the deal.

Before you list your house, it’s important to understand its strengths and weaknesses.

“Seek an unbiased opinion on how your home presents in its current state,” says Mike Steward, vice president of real estate sales at Real Property Management, a Neighborly company. “As homeowners, we often become accustomed to overlooked maintenance issues or aesthetic details. Having someone walk through your home with a buyer’s perspective can reveal areas that need attention, whether it’s decluttering, repairs or updating décor.”

When you hire a real estate agent, you’re securing expertise that can help you complete a sale on a quicker timeline, with less stress, and for a better price. According to the 2024 Profile of Home Buyers and Sellers from the National Association of Realtors (NAR), the typical for-sale-by-owner (FSBO) home sold for $380,000, while agent-assisted sales led to an average price of $435,000.

Your agent’s local market expertise and access to recent sales data are essential to setting a competitive price for your home. Your agent will also help you market your home and negotiate with potential buyers.

If your home needs any repairs, addressing those concerns before you list is a good idea. “I strongly recommend having a pre-listing home inspection conducted by a certified inspector,” Steward says. “Address any issues noted in the report, and when the home goes on the market, leave a copy of the inspection report along with receipts for completed repairs in a visible spot, like the kitchen.”

Declutter and minimize your belongings to make the home feel clean and spacious. Don’t pack everything away in the garage, basement or closet as you organize since prospective buyers will be looking there.

“The goal is to depersonalize just enough to allow potential buyers to envision themselves living in the space,” says Sean Adu-Gyamfi, associate broker at Coldwell Banker Warburg in New York City.

You should remove personal items, including family photos, collectibles, memorabilia and religious items from the refrigerator, walls and surfaces. Organize your home’s storage spaces, including closets and kitchen cabinets, to highlight its functionality. Keep furniture and decor minimal, and remove anything that’s too bulky. 

If you have trouble getting organized, consider renting a storage unit before you begin showing your home. “Remember, selling a home is a business decision—it’s important to keep the focus on the property, not personal preferences,” Steward adds.

Your home should be cleaned from top to bottom. A clean home makes a better first impression and can increase the chances of the property selling quickly and at a higher price.

Here is a deep-cleaning checklist for your home:

• Dust and wipe down surfaces: Check your baseboards, ceiling fans, light fixtures and vents.
• Wash windows and mirrors: Make sure all glass surfaces in your home are clean and streak-free.
• Scrub kitchens and bathrooms: You want your countertops, sinks, tiles and appliances to sparkle.
• Clean the floors: Thoroughly shampoo carpets, mop tile or vinyl floors, and polish hardwood.
• Polish all hardware: Door knobs and cabinet hardware should look clean and well-maintained.
• Neutralize unpleasant odors: Your home should be free of pet, food and smoke smells.
• Inspect overlooked areas: Clean under your furniture, cabinets and appliances, if needed.

According to NAR, 43% of buyers indicated that their first step in the homebuying process was to look for properties online. That means that when you list your home for sale, your first impression starts with curb appeal and great photos.

As you take steps to ensure your house is ready to sell, pay particular attention to the following areas and look for opportunities for improvement:

• Landscaping: Make sure that your lawn is freshly mowed. Don’t forget to trim your hedges and consider adding fresh mulch to flower beds if needed.
• Your front door: Consider a fresh coat of paint for greater visual appeal. You might also consider small enhancements like upgrading the hardware, adding a decorative wreath or doormat, or adding some plants for a welcoming look.
• Cleanliness: Clean the windows and gutters. If needed, power wash your walkways, driveway and siding. 
• Exterior paint: If your shutters, door trim or garage door look worse for wear, now’s the time to repaint or touch up as needed.  
• Hardware and lights: Small upgrades, such as a new mailbox, house numbers or updated exterior light fixtures, can rejuvenate your home’s exterior look. 

Home staging involves rearranging furniture, adding or removing decor, and preparing your home to make it look as visually appealing as possible. 

“I can’t recommend staging more,” says Jane Katz, a real estate agent with Coldwell Banker Warburg. “I’ve had buyers end up in a bidding war on homes with broken windows only because the apartments were staged, and they were able to see the great bones. When an apartment is not staged and only reads as dreary, it’s hard for anyone to see through and find the diamond in the rough.”

Another option is to hire a professional stager to provide a consultation, inspect the property and create a staging plan. If your home is vacant, a stager can furnish and decorate it so that it looks its best. 

If the cost of a fully staged home is outside of your budget, you can also consider virtual staging to highlight the space in your listing’s photographs. 

Before you put your home on the market, you must set a realistic price to generate interest in the property. The easiest way to establish this is with a Home Valuation Report. Your report will include detailed information on comparable properties and pricing insights that will help you better understand the market conditions in your local area.

You can also get a home appraisal or ask your real estate agent for a comparative market analysis (CMA), which can help you set a listing price. When your agent performs a CMA, they compare your property to similar homes that recently sold in the area. These detailed insights can provide a better understanding of your home’s value and your current market conditions.

When your home is ready to sell, you’ll want to have all of the required documents ready before you go to closing. These may include:

• Documents related to the purchase of the home
• Property deed or title showing proof of ownership
• A statement of your current mortgage balance or mortgage payoff statement
• Proof of insurance coverage
• Records of paid property taxes for at least the past year
• Homeowners Association (HOA) documents, if applicable
• Receipts for repairs and upgrades
• Inspection reports
• Home appraisal report
• Manuals and warranties for major appliances

Closing costs are fees and expenses associated with the process of selling or buying a home. Home sellers typically pay closing costs directly from the sale proceeds, and budgeting for these costs is important to avoid surprises.

For the seller, closing costs typically range from 6% to 10% of the property’s sale price. The biggest cost is the commission agents receive for the sale. You may also be responsible for outstanding property taxes and HOA fees (if applicable), as well as transfer taxes, recording fees, attorney fees, title insurance fees and any seller concessions that you’ve agreed to as part of the deal. 

Your agent's top goal is to maximize the interest in your home from potential buyers. They will arrange for high-quality, professional photos of your home and work with you to develop a detailed listing description so that your property stands out. 

In addition to being listed on Homes.com, your agent may market your home through email campaigns, social media, direct mailers, signage, open houses and their professional network.

Your home should be show-ready before potential buyers visit the property. To prepare for showings, make sure to:

• Keep your home clean.
• Remove any pets.
• Do a sniff test and remove any strong odors.
• Adjust the thermostat to a comfortable temperature.
• Maximize lighting by opening blinds and curtains to let in natural light and turning on all lights.
• Set the scene by fluffing pillows, straightening furniture, putting down a fresh welcome mat by the front door and adding fresh flowers.
• Lock away all valuables and sensitive documents.

Your real estate agent will help you assess each offer's strength before you decide. They can guide you through various offer scenarios, such as handling multiple offers or negotiating lowball offers.

The buyer may schedule a home inspection, and the mortgage lender will require an appraisal before closing on the loan.

Depending on what the home inspector finds during the inspection, the buyer may request repairs before the sale closes or seek to negotiate a lower price.

A low appraisal can impact a home sale. Lenders require an appraisal to determine the property's value and ensure they’re not loaning more than the home is worth. If the appraisal comes in lower than expected, the buyer must make up the difference, or the deal could fall through.

The closing process is the final step in selling a home, where ownership transfers to the buyer. You must meet all contract terms and conditions and sign and review all paperwork. The settlement statement will list the terms and conditions. It will also include details related to costs owed by each party or credits due.

You and your belongings must leave the house before closing day unless there’s a post-settlement occupancy agreement. This agreement allows the seller to remain in the home for a set period after the sale closes.

A home is rarely ready to list without a little effort, and preparation is key to ensuring that the process goes smoothly. 

“Presentation is everything,” says Adu-Gyamfi. “Treat your home as a product and ask yourself, ‘If I were a buyer, what would make me want to purchase this home? It's best to not be biased and always place yourselves in the eyes of the potential buyer.”