For most sellers, the biggest fear of not knowing when to contact a Realtor is getting the timing wrong.
Reach out too late and you’ll feel rushed and miss the right selling strategy.
Reach out too early and you may hit the market at the wrong moment or feel pressured before you’re ready.
If you haven’t decided who to call yet, prioritize finding a Realtor to sanity-check your timeline.
Why?
Because contacting a real estate agent at the right time will give you the guidance you need for your exact situation.
But how far in advance should you contact a Realtor?
Let’s find out.
When should you contact a Realtor to sell?
Most sellers should contact a Realtor 45-60 days before they plan to put their house on the market.
If you plan on making medium to major home improvements, then you should reach out 90-120 days in advance.
The best way to determine when you should call real estate agents is to apply time periods to your selling considerations, then count backward from the week you plan to list.
Here’s a list of timeframes with real scenarios to help you choose the best time to contact a Realtor.
90-120 days in advance
- Medium to major upgrades + agent support: You want hands-on guidance from your agent about making one or more significant improvements, such as upgrading your kitchen or bathrooms, replacing flooring, roof/HVAC work, or any projects that need permits. The extra runway gives you enough cushion to keep you on schedule.
- Minor repairs + staging + high agent support: You’re planning cosmetic fixes and full staging and you want hands-on help from your agent to reduce stress. Vendor calendars and coordination add time, so reaching out earlier will help you avoid feeling rushed.
- Probate sale: Court steps and paperwork can add unpredictable delays. Contacting a listing agent early helps you plan around unique factors involved in a probate sale.
- Need to sell before buying: You’ll be sequencing the sale of your home, purchasing a new one, and trying to time it just right. Input from an agent early helps you implement the best strategy and avoid a scramble between closings.
45-60 days in advance
- Minor repairs + agent support: You want your agent involved in prioritizing quick wins like painting, replacing fixtures, and light landscaping. This typically gives sellers enough time to finish the punch list and line up photos without feeling rushed.
- As-is + staging: You’re not making any repairs or upgrades, but you want to boost your home’s appeal with staging. Professional stagers might be booked out for a few weeks, so contact an agent ~45-60 days before listing.
- As-is + high agent support: You’re overwhelmed, want guidance from your agent, and plan on selling without fixing anything. Getting in touch with an agent a couple of months in advance will help reduce stress and make the process easier.
- Turnkey + staging: Your home’s in great shape and you’re adding staging for polish. Use this window to give your Realtor enough time to book the stager, coordinate photos, and get all other marketing materials ready by list day.
- Turnkey + high agent support: Your house doesn’t need any improvements, but you want to feel confident that your agent is implementing the right strategy and has enough leeway to guide you through the process. 45 to 60 days keeps everything on track and will help lower stress.
15-30 days in advance
- As-is + no staging: You’re not making repairs and you’ll skip staging. Plan on having your home deep cleaned, and be ready for your agent to get things moving quickly.
- Turnkey + no staging: Turnkey + no staging: If your home is show-ready, contacting a Realtor 15-30 days before your target listing date is enough time to schedule professional photos and add final touches.
- Financial difficulties: Speed and certainty matter most if you’re in a financial bind. Get in touch with an agent ASAP to avoid last-minute scrambling or being forced into a low-ball offer.
Reasons to contact a Realtor early
Sometimes a seller has unique circumstances.
In these cases, it’s best to reach out to an agent earlier than you normally would.
Below are the most common reasons for these selling scenarios.
If any apply to you, move up one bucket in the timelines above.
Selling from out of state: Remote logistics extend the time to get ready for your target list date. Plan to fly in for an initial meeting with a Realtor, interact with vendors, hand off keys, and possibly return for staging or photo day. Start earlier so you and your Realtor can keep the timeline on track.
Divorce (controversial): When the two partners aren’t on the same page, you’ll need extra time to agree on strategy, budget, and when you want to list your home. You’ll also want to get a Realtor early to keep things moving if someone goes quiet.
Inherited property with multiple beneficiaries: Several parties involved in the sale of a home (and possibly differing opinions) can cause unexpected delays. Getting in touch with an agent before your typical timeframe will give everyone time to align on pricing, prep work, and timing.
Relocation with a fixed start date: A start date for a new job or school leaves no slack. You may have to coordinate selling and buying at the same time or plan for temporary housing. And you might need a rent-back to stay in your home after it sells. Calling real estate agents ahead of time will ease stress and help you get the right plan in place.
Helping a parent or family member: More decision-makers can slow decisions on your asking price, repairs, and timetable. You’re also clearing belongings and chasing paperwork across schedules. Name one point of contact, and reach out to a listing agent in advance.
Health constraints: Limited energy or mobility can prolong key tasks like interviewing a Realtor, signing disclosures, and prepping your house for photos. Your Realtor can quarterback most of the logistics, but moving up one bucket will help you avoid delays in putting your home on the market.
Ongoing market guidance: You want to time your sale around interest rates, local inventory, and seasonality. Contacting a real estate agent early allows them to track comps and weekly trends to help you set a target list week based on real data.
What to expect after contacting a Realtor
There are certain things you should anticipate once you’ve made contact with a real estate agent.
Keep in mind these are table stakes.
You should assume these from any agent worth their salt after making contact.
Good cadence of communication: Any real estate agent you reach out to should be responsive. This applies to your initial outreach as well as ongoing communication. You should never feel like you’re being “ghosted” when talking to a Realtor. Clear and consistent communication is something you should expect from your Realtor.
A productive intro call: During your first conversation, the agent should ask about your reason for selling, your ideal timeframe, and any concerns you have about the process. This is also when they should learn about your goals and what you want from the sale.
Walkthrough consultation: Most agents will want to see your home in person. This allows them to provide a more accurate pricing recommendation and give room-by-room advice on what to fix, what to skip, and how staging could change the presentation. This is also the time to ask a Realtor the right questions so you know if they’re the right fit.
CMA & pricing strategy: Bank on receiving a comparative market analysis (CMA) after reaching out to an agent. The analysis should show you recent sales of similar homes and explain their pricing recommendation.
Marketing strategy: Expect the Realtor to explain how they’ll position your home to attract the right buyers. That includes professional photos, promoting your listing to top buyer agents, and possibly video or floor plans. Implementing a clear strategy for creating buyer demand is what any Realtor should do to sell your house.
Prep plan: The agent shouldn’t leave you guessing about what should be done and when. Expect a punch list of tasks, what needs to be done and when, and their willingness to coordinate professionals (stager, photographer, cleaner, contractors, etc.).
Selling disclosures explained: Every seller has to provide disclosures, and your Realtor should explain exactly which ones apply to you. The goal is to handle paperwork up front to save time and stress later.
Proposed listing agreement: Expect any agent you contact to provide a listing agreement. This outlines their commission, the length of the agreement, and whether you have flexibility to cancel if things don’t work out. It’s your chance to review the fine print before you commit.
These are the basics you should expect from any agent after you’ve made contact.
They’re the foundation for working with someone who can get the “sold” sign up quickly and for the best price.
The key to making that happen?
Knowing how to pick the right Realtor.
