Working with a Realtor can make selling your house easier.
But hiring an agent is only one part of the process.
You’ll still need to decide when to sell, how much to spend getting your house ready, what price to list at, and whether an offer is worth accepting.
Your agent should guide you through those decisions.
I’ve helped many homeowners sell their houses as a real estate agent.
And I want to share the 11 steps to selling your house with a Realtor so you know what to do at each stage of the process.
1. Hire the right Realtor
The agent you hire will have a major impact on your final sale price and how quickly your house sells.
That’s why I’d recommend talking to two or three agents before making a decision, even if you already have someone in mind.
Ask each agent how they’d approach selling your home and compare their qualifications.
Here’s what I’d pay particular attention to:
- Relevant experience: A strong track record of selling homes similar to yours in your area and price range.
- Dual agency history: How often the agent represents both the seller and buyer in the same transaction.
- Reputation: What past sellers say about the agent’s communication, responsiveness, and professionalism.
- Cancelable listing agreement: The ability to cancel the agreement without paying a fee or commission if the relationship isn’t working out.
Our guide on choosing a Realtor explains how to evaluate agents in more detail before deciding who to hire.
You’ll be counting on this person to represent your interests throughout the sale of your home.
So make sure they’ve earned your trust before you commit to working with them.
2. Estimate your home’s value and selling costs
The next step is figuring out what your house might sell for and how much money you could walk away with.
Your agent can help you estimate both.
You won’t have exact numbers yet, but a reasonable estimate can help you plan your next move and avoid surprises later.
That’s especially important if you’re counting on the proceeds to buy another home.
Estimate your home’s value
You might have already looked up your home’s value on one of the major real estate websites.
But don’t assume those estimates reflect what your home would actually sell for.
They can miss important details, such as your home’s condition, layout, and features that make it different from nearby properties.
A comparative market analysis (CMA) from your agent can give you a more informed estimate.
They’ll compare recent sales of similar homes and account for differences that online estimates might miss.
But keep in mind that the CMA is just a preliminary estimate.
You’ll work with your agent to determine the actual listing price closer to putting your house on the market.
Estimate your selling costs
Next, have your agent help you estimate the expenses you’ll have when selling your home.
These can include:
- Real estate commissions
- Escrow and title fees
- State and local transfer taxes, where applicable
- Property taxes and HOA dues owed at closing
- Attorney or notary fees, depending on your state
- Any credits or concessions you agree to give the buyer.
You can also use our home sale calculator to get an idea of these costs.
And don’t forget to budget for expenses you might pay before listing your home, such as repairs, cleaning, or staging.
Estimate your net proceeds
Now it’s time to put those numbers together.
Ask your agent to prepare a seller net sheet that takes your estimated selling price and subtracts:
- Your estimated selling costs
- Your remaining mortgage payoff
- Any other loans or liens you’ll need to pay off at closing.
What’s left is your estimated net proceeds.
Your actual proceeds will depend on the final sale price and expenses.
Capital gains taxes are a separate consideration.
If your home has appreciated significantly, talk to a tax professional about whether you qualify for the home sale exclusion and whether you’ll owe capital gains tax.
3. Plan your home selling timeline
Talk with your agent about when you’d like to move and whether you have a firm deadline.
For example, you might need to relocate for work or coordinate the sale with buying another house.
Or maybe you’re flexible and can choose when to sell.
Either way, your agent should help you develop a timeline that accounts for your situation and the market conditions in your area.
Many sellers look at national housing trends or assume spring is the best time to sell.
But real estate is local.
What’s happening with homes like yours in your neighborhood and price range matters more than national averages.
Your agent should evaluate how quickly comparable homes are selling, current buyer demand, competing listings, and seasonal trends.
That information can help you determine the best time to list your home.
Once you have a target timeframe, work backward from your desired moving date.
You’ll need to account for three parts of the selling process:
- Preparing your home: How much time you’ll need for repairs, cleaning, staging, and listing photos.
- Finding a buyer: How long your agent expects your home to be on the market before accepting an offer.
- Closing the sale: The time needed for inspections, the buyer’s appraisal, financing, and other closing requirements.
For example, let’s say you want to move by the end of June.
If your agent estimates 30 days to find a buyer and another 45 days to close, that puts your listing date around mid-April.
The time it takes to sell a house can vary, so listing a little earlier would give you some breathing room if things take longer than expected.
That’s especially important if you’re coordinating another home purchase or have a deadline you can’t change.
4. Work with your Realtor to get your home ready
Before you start spending money getting your house ready, walk through it with your Realtor.
Ask them what they’d recommend fixing, improving, or leaving alone based on what buyers expect from homes like yours.
You don’t need to make your house perfect before putting it up for sale.
And spending more money on improvements doesn’t mean you’ll sell for more.
For example, you might think remodeling an outdated kitchen will help you get a higher price.
But if buyers aren’t likely to pay enough extra to cover the cost, you’re probably better off leaving it as-is.
You should also discuss whether getting a pre-listing inspection makes sense.
An inspection can reveal problems before a buyer’s inspection, so you and your agent can decide whether to make repairs before listing.
Once you agree on what to do, set a budget and schedule the work.
Our home preparation checklist covers the specific steps, including repairs, cleaning, and staging.
5. Get professional listing photos
Most buyers will look through your listing photos before deciding whether to visit your house.
Once your home is ready, your Realtor should schedule a shoot with a photographer who specializes in real estate.
An experienced photographer knows how to use lighting and camera angles to capture rooms at their best.
They can even make smaller rooms appear more spacious.
Before the appointment, finish preparing your house and make sure the photographer can get into every room and photograph the exterior.
You should also tell your agent about anything you don’t want the photographer to overlook.
Maybe it’s a remodeled kitchen, a backyard patio, or a view from an upstairs bedroom.
Your agent can discuss those details with the photographer before the shoot.
Once the photos are ready, review them together.
Make sure they accurately represent your home and that nothing important is missing.
Also, pay attention to the order of the photos.
Arranging them in a way that follows the home’s layout can help buyers get a better feel for your property.
6. Set the right listing price with your agent
By now, you and your Realtor have a good idea of what your house might sell for.
But that doesn’t necessarily mean you should list it for that amount.
Your asking price is part of your strategy for attracting buyers and getting the highest possible sale price.
Talk with your agent about what similar homes have recently sold for, which properties you’ll be competing with, and whether buyers or sellers have more leverage in your price range.
Then weigh the advantages and disadvantages of pricing above, near, or below what your agent thinks your home might sell for.
Price it too high, and buyers might pass on your home before ever scheduling a time to see it.
That also increases the chances of a price reduction if your house sits longer than expected.
But listing below your agent’s estimated value doesn’t automatically mean you’re leaving money on the table.
A lower asking price can attract more buyers and lead to multiple offers.
Of course, that strategy only works if there’s enough demand.
Buyers also tend to set price limits when searching for homes online.
For example, listing at $1,025,000 instead of $1 million could exclude your property from searches capped at $1 million.
So before deciding on your asking price, have your agent explain why they’re recommending that number and how listing higher or lower could affect buyer interest.
You don’t have to list your home at the price your agent recommends.
But you should understand their reasoning and seriously consider their advice.
7. Prepare your seller disclosures
You’ll need to provide buyers with certain disclosures when selling your home.
Some of these forms ask about issues you know of that could affect the property, such as past water damage, electrical problems, major repairs, or problems with neighbors.
Your agent can give you the required paperwork and make sure buyers receive it.
But you’re responsible for answering the questions based on what you know about your home.
Be thorough and honest.
If you’re unsure about a question, ask for clarification rather than guessing.
And even if you’re selling as-is, you’ll still need to meet your disclosure requirements.
When you provide these disclosures depends on where you’re selling.
In some areas, it’s common for sellers to provide disclosures before a buyer submits an offer.
In others, it’s more common to provide certain disclosures after accepting an offer.
Your agent can explain what’s customary in your area and any legal deadlines you need to follow.
But there’s an advantage to giving buyers this information upfront.
It allows buyers to consider known issues with the property before deciding what to offer.
That can give them more confidence in their decision and reduce the chances of surprises leading to renegotiations or a canceled sale.
8. List your home and show it
Your Realtor will put together your listing with the photos, asking price, and a description of your home.
Before it goes live, review everything for accuracy.
Pay particular attention to the square footage, number of bedrooms and bathrooms, and any features or improvements mentioned.
Your agent will then publish the listing on the multiple listing service (MLS).
The MLS helps get your home in front of buyer agents and onto sites like Zillow, Redfin, and Realtor.com.
Once it’s live, check that the information appears correctly on those sites.
Next, work with your agent to decide how you’ll accommodate buyers who want to see your home.
An open house can give buyers an opportunity to tour the property without scheduling an appointment.
Private showings allow buyers to visit at other times with their agent.
If you’re still living in the house, discuss how much advance notice you’ll need and make arrangements to leave during showings.
Try to be flexible, especially during the first couple of weeks on the market.
You don’t want to lose a potential buyer simply because they couldn’t find a convenient time to see your home.
Once showings begin, pay attention to how buyers respond.
Ask your agent how many showings you’re getting, what buyers are saying about your home, and whether anyone has expressed interest in making an offer.
There’s a difference between getting attention online and attracting a serious buyer.
Your listing might get plenty of online views but very few showings.
Or buyers might tour your home without making an offer.
Discuss that feedback with your agent to decide whether anything needs to change or you should give buyers more time.
9. Evaluate the buyer’s offer
Two buyers might offer the same price for your house.
But one could be ready to close in 30 days, while the other needs to sell their current home first.
Those are two very different offers.
Before deciding how to respond, go through the purchase agreement with your Realtor.
Here’s what you’ll want to evaluate:
- Price and concessions: How much is the buyer offering, and are they asking you to cover any closing costs or provide other credits?
- Financing: Does the buyer have a mortgage pre-approval? Have your agent review their down payment and proof of funds to make sure they have enough money for the purchase.
- Contingencies: Which contingencies are included, and what are the deadlines? Pay attention to conditions that allow the buyer to cancel, such as inspection, appraisal, or financing contingencies.
- Earnest money deposit: How much is the buyer putting down as a good-faith deposit, when is it due, and under what circumstances can they get it back?
- Closing date: Does the buyer’s proposed closing date work with your plans, and when will you need to hand over possession?
Your agent can help you assess the strength of the offer, identify any potential risks, and decide whether it’s worth accepting.
And if you receive multiple offers, you’ll want to compare them based on more than just the price.
For example, a buyer might offer $10,000 more than another but ask for $20,000 toward their closing costs.
That higher offer could actually leave you with less money.
Once you’ve reviewed the details, you can accept the offer, reject it, or make a counteroffer.
And remember, negotiations don’t have to revolve only around the price.
You can also negotiate the buyer’s requested credits, contingency deadlines, or closing date.
Make sure you’re comfortable with the terms before accepting an offer.
10. Start the closing process
Once you accept the buyer’s offer, your house is under contract.
But several things still need to happen before the sale can close.
Some are up to the buyer, while others will require your attention.
Here’s what to expect:
- Open escrow: Depending on where you’re selling, an escrow company, title company, or closing attorney will coordinate the paperwork and funds for the sale. The buyer will also need to submit their earnest money deposit according to the contract’s deadline.
- Buyer inspections: The buyer may schedule inspections to learn more about your home’s condition. If they find problems, they might request repairs, a credit, or a lower price. You don’t automatically have to agree to their requests. Review the findings and your options with your Realtor before responding.
- Appraisal and financing: If the buyer is getting a mortgage, their lender will typically require an appraisal and will need to approve the loan. A low appraisal could lead to further negotiations or require the buyer to bring more money at closing. And remember, a pre-approval doesn’t guarantee the buyer will get final loan approval.
- Contingency deadlines: Pay attention to the deadlines in the purchase agreement. Ask your agent which contingencies the buyer has satisfied or removed and which ones could still affect your sale.
- Seller paperwork: You may need to provide mortgage payoff information or address questions about the property’s title. Respond promptly to requests so you don’t cause unnecessary delays.
Throughout this process, stay in contact with your agent about what’s been completed and what still needs attention.
If something comes up that could delay closing, discuss your options before agreeing to any changes to the contract.
11. Close the sale and hand over the keys
There are a few final things you’ll need to take care of as closing approaches.
Here’s what you should expect:
- Prepare for the buyer’s final walkthrough: The buyer will usually visit shortly before the closing date to confirm that the home is in the condition required by the contract. Make sure you’ve completed any agreed-upon repairs and haven’t removed any appliances or fixtures included in the sale.
- Review and sign your closing documents: The closing company or attorney will arrange for you to sign the paperwork. Before signing, review your final settlement statement to verify the sale price, mortgage payoff, commissions, closing expenses, and expected proceeds. Ask questions if anything doesn’t match what you agreed to.
- Get your home ready for the buyer: Remove your belongings, gather the keys, garage door openers, and access codes, and coordinate the transfer of utilities. Keep your homeowners insurance in place until the sale closes. If you’re staying in the home afterward, discuss the appropriate coverage with your insurer.
- Confirm the sale and receive your proceeds: Signing the documents doesn’t necessarily mean the sale is complete. If the buyer has a mortgage, the lender will need to fund the loan. The deed is also typically recorded with the county recorder or another local land records office as part of closing. Your agent or closing company can confirm when the transaction is complete and when you’ll receive your money by wire transfer or check.
Keep in mind that closing the sale and handing over the keys don’t always happen on the same day.
You might have negotiated extra time to move out after closing.
Make sure you and your Realtor are clear on when the buyer takes possession and when you need to vacate the property.
Ready to sell your house?
There’s a reason selling your house with a Realtor starts with hiring the right one.
You’re going to rely on their advice when making critical decisions throughout the process.
You’ll have the final say, but you need someone whose advice you can trust.
At SoldNest, we help homeowners find listing agents who’ve passed our screening process.
We can match you with up to three qualified agents so you can compare them and decide who you feel comfortable working with.
