Sellers
Your Guide to Selling a Home
Selling your home is a big step, but it doesn’t have to be overwhelming! With the right strategy and expert support, the process can be smooth and even exciting. This page walks you through every stage—from pricing and marketing to negotiating and closing—so you feel confident and prepared. We’re here to help you sell with ease and move forward to your next adventure!
Understanding Your “Why”
Thinking about selling your home? The first step is to understand why you’re making this decision. Having a clear motivation will help guide your choices throughout the process and make it much smoother
Consider these questions:
- Do you have substantial equity in your home?
- Has your financial situation changed?
- Are you planning to buy another home after selling? If so, what are your wants and needs for your next purchase?
- Are you relocating to a new area?
- Have you outgrown your current home and need more space, a bigger yard, an RV bay, or a home office?
- Would you rather buy a new home instead of remodeling your current one?
- Are you looking to downsize?
- Has maintaining your yard become too much work?
- Are you considering a smaller home for a snowbird lifestyle?
- Do you simply want a change—whether it’s a new neighborhood, a different floor plan, or a fresh start?
- Are current interest rates making this a good time to sell?
Considerations Before Selling
1. When Should I Sell?
Your time-frame matters! Whether you need to sell quickly or have the flexibility to wait, your Realtor® can develop a strategy that fits your needs.
2. What Are the Market Conditions?
A skilled Realtor® will provide a detailed market analysis to determine your home’s value and help you price it competitively. Expertise in negotiation ensures you get the best price and terms.
3. How Do I Optimize My Finances?
Selling a home can have tax and estate planning implications. Consult your accountant, estate planner, or tax advisor before listing your property.
Choosing the Right Realtor®
a professional, ethical Realtor®.
Choosing the right Realtor® is the first and most important step in your real estate journey. A professional, ethical, and knowledgeable agent can make all the difference in navigating the complexities of a real estate transaction, from handling paperwork and meeting deadlines to providing expert advice along the way. Your agent’s first interaction with a seller’s representative can leave a lasting impression and even influence whether your offer is considered. That’s why it’s essential to select a Realtor® who is experienced, available, and dedicated to your needs. As you evaluate potential agents, consider their:
- Credentials & Experience – Look for ongoing education and industry designations.
- Availability – Ensure they have time for you, including nights and weekends.
- Responsiveness – Quick replies can make a difference in a fast-moving market.
- Communication – Choose an agent who listens and keeps you informed.
- Negotiation Skills – A strong negotiator will advocate for your best interests.
- Local Expertise & Marketing Strategies – Work with a full-time agent familiar with your area and property type. Ask about their marketing plan—do they use professional photography, drone technology, and other advertising strategies to showcase your home?
A full-time professional with a strong commitment to their clients will be best equipped to guide you through a successful transaction.
What is your Property Worth?
Without a professional Realtor® most independent property sellers tend to overestimate the value of their property. This can dramatically impact the final selling price. You can avoid this by consulting with an experienced listing agent. The seller sets the price, the market sets the range and ultimately the buyer sets the value of your home.
Preparing Your Home for a Successful Sale
Maximizing curb appeal and ensuring your home is in top condition can impact both the speed of your sale and the final offer price. Every seller’s situation is unique. Whether you need a quick sale, an “as-is” listing, or special showing accommodations, we are here to support your needs every step of the way.
Here’s how to prepare:
Curb Appeal
- Maintain landscaping and add colorful plants.
- Ensure exterior paint, railings, fencing, and doors are in great condition.
- Keep the garage door and entryway neat and presentable.
Repairs & Updates
- Fix leaks, damaged windows, and broken light fixtures.
- Apply fresh paint in high-traffic areas.
- Update faucets, cabinet hardware, and flooring if needed.
- Remove outdated wallpaper and replace worn-out blinds.
Deep Cleaning & Decluttering
- Hire professionals to clean carpets, appliances, and windows.
- Declutter and organize—consider a garage sale or donation.
- Ensure the home is well-lit and has a pleasant, neutral scent.
Property Disclosures
- Providing accurate disclosures is essential. Your Realtor® will guide you through the necessary forms to ensure transparency.
Showcasing Your Home
- Photography & Video – Every listing benefits from professional photography. Drone footage and videos can enhance marketing.
- Storytelling – Highlight what makes your home special. Share personal insights with your agent to create an emotional connection with buyers.
Pre-Listing Inspection (Optional)
- A pre-listing inspection can help avoid surprises during negotiations. However, be prepared to disclose any issues found.
Showings
- Read our Staging Guide to learn how to highlight your home’s best features.
- Discuss scheduling options with your agent.
- Secure valuables, medications, and personal items.
- Buyers prefer to tour the home without the seller present.
- Make arrangements for pets to avoid disruptions.
Additional Considerations
- Service HVAC and change filters within six months.
- Maintain seasonal upkeep (raking leaves, cleaning gutters, blowing out sprinklers, trimming trees).
- Be prepared for buyer requests regarding septic systems, well pumps, and inspections.
- Decide what personal property (appliances, fixtures) will be included in the sale.
- Consider your next steps—do you need a rent-back option or simultaneous closing?
Marketing Your Home
Marketing your home is the responsibility of your Realtor®, and different properties require different strategies. It all begins with professional photography, drone shots (when appropriate), and video tours to create a high-quality online presence that attracts buyers.
Beyond digital marketing, your Realtor® may utilize print media, social media, mailing campaigns, and open houses to maximize exposure. A for-sale sign will typically be placed in your yard, and a lockbox will be installed to allow agents to show your home. These lockboxes notify your Realtor® in real time when someone enters, providing the agent’s name and contact details—allowing your Realtor® to follow up for feedback.
Your Realtor® will review the best marketing options for your specific property, ensuring maximum visibility and interest.
Maximize Your Offer Potential
There are several ways to increase your chances of attracting buyers and securing an offer.
- Price it Right – Setting a competitive price at the lower end of your home’s realistic value range can generate more interest. Your Realtor® can help determine the best pricing strategy.
- Know Your Competition – Understand how many similar homes are on the market and whether you’re competing with new construction or other homes in your area. This helps you position your home effectively.
- Minimize Contingencies – If there are special conditions or restrictions that could deter buyers, work with your Realtor® to reduce them and make your home more appealing.
- Be Accurate with Pricing – Homes priced more than 3% above market value take longer to sell. A well-priced home attracts more serious buyers.
- Get Show-Ready – Prepare your home at least two weeks before listing. Make necessary repairs, and do a deep clean or hire a cleaning service to get it looking its best.
- Enhance Curb Appeal – First impressions matter! Clean landscaping, a tidy entryway, and well-maintained exterior features will attract more buyers.
- Stage Your Home – Proper staging, with neutral decor and inviting spaces, helps buyers imagine themselves living there.
- Highlight Unique Features – If your home has standout features like a home office, smart tech, or eco-friendly upgrades, make sure they’re prominently showcased in the listing.
- Consider an Appraisal – A professional appraisal can help you set the right price and guide you in unique situations, like divorce settlements or dividing assets.
- Be Flexible with Showings – The more flexible you are with showing times, the quicker you’ll find a buyer. Keep your home ready for last-minute showings whenever possible.
- Plan for Offers in Advance – Know in advance what price and terms you’re willing to accept. Clear expectations help smooth negotiations once offers start coming in.
- Offer Incentives—If the market is slow, offering closing cost assistance, a home warranty, or flexible closing dates to make your home stand out from the competition.
- Be Open to Price Adjustments – If your home hasn’t sold after 30 days, consider adjusting your price.
Next Steps After Receiving an Offer
Reviewing the Offer
Once you receive an offer on your property, your Realtor® will assist you in reviewing it thoroughly. There are several important factors to consider, and having an experienced agent to guide you through the process is key. If you receive multiple offers, your agent will help you compare them and choose the most favorable one.
When reviewing an offer, you have four choices:
- Accept the offer as is.
- Reject the offer outright.
- Counter the offer with your own terms.
- No response ((it is recommended that you respond, as it’s courteous, but also keeps negotiations on track).
If you decide to counter the offer, the buyer will then have the option to accept, reject, or make their own counteroffer. This back-and-forth can continue until both parties agree on terms.
It’s important to have a skilled Realtor® who is adept at negotiation. Emotions can run high during real estate transactions, so having an objective, experienced agent by your side helps ensure that you get the best deal possible.
Buyer Qualifications: If the buyer is pre-approved for a loan, it gives you a better sense of their ability to secure financing and close the deal. For cash buyers, ask for proof of funds. This provides additional security that the buyer can follow through on their offer.
Once the offer is agreed upon, your Realtor® will ensure all transaction documents are signed and guide you through meeting all the contractual deadlines. This includes confirming the buyer’s earnest money commitment has been met and ensuring that inspections and other contingencies are addressed per the contract deadlines.
The Role of the Closing Agent: The closing agent, which is usually a title company but can also be an attorney, will play an important role in the closing process. They will:
- Hold the earnest money in escrow.
- Research the property’s title to ensure there are no encumbrances that could delay the closing.
- Review any recorded easements, encroachments, or rights-of-way that could affect the buyer’s use of the property.
- Ensure all necessary documents are properly recorded at closing.
In Idaho, property titles are typically transferred via a Warranty Deed, which provides assurance to the buyer that the property is free of any undisclosed liens. If you have concerns about the legal, estate, or tax implications of your sale, consulting an attorney or tax advisor is recommended.
Your Realtor® will stay in close contact with the buyer’s agent, the closing agent, and any other parties involved, helping to ensure everything goes smoothly and that all deadlines are met as you move toward closing.
The Inspection
Most offers include a home inspection contingency, giving the buyer a set time to inspect the home and the contractual right to cancel without losing their earnest money.
Inspection Basics
- Duration: Inspections typically last 2–3 hours, and most inspectors offer a 30-minute review of their findings at the end. Your agent must be present with you.
- What’s Inspected: The inspection will include an assessment of the HVAC system, plumbing, electrical, crawl space, attic, and roof. The inspector will be looking for any health and safety concerns and will also note all cosmetic findings along the way.
- Report: If the buyer is requesting repairs or credits, they’ll provide you with the inspection report—or just the relevant sections. Your Realtor® will assist you in reviewing this report.
Why Inspections Matter to Buyers
The inspection is the buyer’s opportunity to identify any concerns they may need to address before moving forward with the purchase.
Types of Inspections Buyers May Request
- General Home Inspections: All areas of the home, including an overview of the roof and HVAC.
- Specialized inspections: Structural, mold, radon, termite, etc.
- Land purchases: Well/septic inspections, property surveys, boundary confirmations.
Inspection Fees & Contract Deadlines
- Inspection Fees: The buyer typically pays for the inspection, which is non-refundable, even if they choose to back out of the sale.
- Contract Deadlines: The purchase contract will specify a deadline for completing inspections and submitting requests for repairs or credits.
After the Inspection: Your Options as a Seller
Once the buyer receives the inspection report, they will have several options:
- Proceed as-is (removing the contingency)
- Request repairs from the seller
- Negotiate a credit at closing instead of repairs
- Request a price adjustment
- Terminate the contract (without losing their earnest money)
- If the buyer requests repairs or credits, they must submit their inspection report or findings pertinent to their requests. Your Realtor® will help you navigate the negotiations.
Once you review the report with your Realtor®, you may accept, modify, reject, or negotiate your requests. Your Realtor® will guide you through this process.
Home Warranties & Final Checks
- Home Warranties: These can offer additional protection after move-in but do not replace a home inspection.
- Re-inspection: The buyer has the right to re-inspect any agreed-upon repairs before closing.
- Title Insurance: During the inspection process, it’s a good time to ensure the title to your home is clear and marketable. Your Realtor® will help manage this step.
By understanding the inspection and contingency process, you can make informed decisions about how to respond to offers and requests from buyers. Your Realtor® is here to guide you every step of the way!
Other Contingencies
Buyers have a few days after going under contract to review the CCRs (Covenants, Conditions, and Restrictions) and can cancel without losing earnest money if something is unsatisfactory. After receiving the contract, the title company will open title, complete a preliminary search, and issue a title commitment for review—any issues can be addressed per the contract. Understanding these steps helps you confidently navigate offers and buyer requests, with your Realtor® by your side every step of the way.
The Appraisal
Once the inspection phase is complete and all parties agree to move forward, the buyer’s lender will order a home appraisal.
A home appraisal is an estimate of your property’s value based on location, condition, and recent sales of similar homes in the area. It determines the maximum amount a lender is willing to finance for the buyer’s purchase.
How the Appraisal Works:
- Sellers do not select or control the appraiser. The lender requests an appraisal through an
- Appraisal Management Company (AMC), which assigns an independent appraiser.
- The appraisal process can take up to two weeks to complete.
- Once finished, the report is sent to the lender and the buyer. Sellers typically do not receive a copy unless the home does not appraise at or above the contract price
Appraisal Considerations:
- Market conditions and the appraiser’s analysis impact the final value.
- Appraisers use recent comparable home sales (“comps”) to help determine your home’s value.
- A skilled Realtor® can assist sellers by providing the appraiser with relevant comps, home upgrades, and unique features that may impact the valuation.
Next Steps:
- If the appraisal meets or exceeds the agreed purchase price, the loan moves to final underwriting.
- If the appraisal comes in low, the buyer and seller may need to renegotiate the price or adjust financing terms. If an agreement isn’t reached, the buyer may have the right to terminate the contract.
The Appraisal
Once the inspection phase is complete and all parties agree to move forward, the buyer’s lender will order a home appraisal.
A home appraisal is an estimate of your property’s value based on location, condition, and recent sales of similar homes in the area. It determines the maximum amount a lender is willing to finance for the buyer’s purchase.
How the Appraisal Works:
- Sellers do not select or control the appraiser. The lender requests an appraisal through an Appraisal Management Company (AMC), which assigns an independent appraiser.
- Appraisal Management Company (AMC), which assigns an independent appraiser.
- The appraisal process can take up to two weeks to complete.
- Once finished, the report is sent to the lender and the buyer. Sellers typically do not receive a copy unless the home does not appraise at, or above, the contract price
Appraisal Considerations:
- Market conditions and the appraiser’s analysis impact the final value.
- Appraisers use recent comparable home sales (“comps”) to help determine your home’s value.
- A skilled Realtor® can assist sellers by providing the appraiser with relevant comps, home upgrades, and unique features that may impact the valuation.
Next Steps:
- If the appraisal meets or exceeds the agreed purchase price, the loan moves to final underwriting.
- If the appraisal comes in low, the buyer and seller may need to renegotiate the price or adjust financing terms. If an agreement isn’t reached, the buyer may have the right to terminate the contract.
Final Underwriting
The appraisal contingency has been removed, and the buyer is ready to finalize their purchase! You are now in the final stretch of the home-selling process.
What to Expect in Final Underwriting:
- Once the appraisal contingency is removed, the buyer’s lender will complete the final underwriting review of their loan.
- After approval, the lender will issue the Closing Disclosure (CD)—a document outlining the buyer’s final loan terms, monthly payments, and closing costs.
- By law, the buyer must have three business days to review the CD before the lender can close on the loan.
Financial Considerations:
- If an unexpected financial change prevents the buyer from qualifying for their loan, they have a contractual right to terminate and receive their earnest money back.
- If the buyer terminates without a contractual right, the seller may have cause to retain the earnest money and other legal remedies.
Preparing for Closing:
- Any agreed-upon repairs should be completed, and receipts should be provided to the buyer’s agent.
- If you are purchasing another home, you have likely been searching and may already have an offer accepted.
- Stay prepared for any last-minute hiccups—while rare, unexpected delays can sometimes occur.
Selling a home can come with a few twists and turns, but your Realtor® is there to guide you through every step of the process with efficiency and as little stress as possible. You are almost there—closing day is just around the corner!
Closing and Funding
Once the Closing Disclosure (CD) phase is complete, the lender will send final figures to the title company, which will prepare the settlement statement. This document is a final reconciliation of all figures.
After final verification, the settlement statement is sent to your agent for review. Your agent will check for errors based on the purchase contract terms before forwarding it to you for final review.
Final Walk-Through
The buyer has the contractual right to a final walk-through, typically scheduled about three days before closing (sometimes on the day of closing). This is their opportunity to ensure the home is in the same condition as when they made their offer.
If repairs were required, the buyer may have already completed a separate walk-through to verify they were properly addressed.
Your Realtor® will coordinate the final walk-through with the buyer’s agent. You will not need to be present during this process unless all parties, including both agents, have agreed to a seller-assisted walk-through.
Signing
Your Realtor® will schedule your signing at the title company. To ensure there’s enough time for funding to take place, you’ll want to sign no later than noon the day of closing (preferably to sign the day before if possible). Funding occurs when the warranty deed is recorded and ownership officially transfers to the buyer.
What to Bring to Your Signing:
- A valid, unexpired photo ID (such as a driver’s license).
- If you owe funds at closing, your options are to have them wired to the title company or bring a cashier’s check made out to the title company (no personal checks).
Receiving Your Proceeds
As the seller, you will typically be receiving funds from the sale. You have two options for receiving payment:
- A check issued by the title company.
- A wire transfer directly to your bank account (handled by the title company).
Every bank has different policies on how quickly large deposits become available, so it’s a good idea to check with your bank ahead of time.
Final Steps Before Closing
- Key Transfer: You’ll need to provide at least one key to your Realtor®, which will be left with the title company. The buyer will not receive keys until funding is complete.
- Extras for the Buyer: If possible, leave extra keys, garage remotes, entry codes, appliance manuals, or any helpful home instructions in a designated spot inside the home.
- Signing Out-of-State? If you need to sign outside of the local area, let your Realtor® know as soon as possible so a remote signing can be set up to meet the contract closing deadline.
Your Realtor® is Here for You!
We personally attend our client’s signings to answer any last-minute questions, provide support, and celebrate this milestone with you. Selling your home is a big step, and we’ll be with you every step of the way!
Be Aware of Wire Fraud
Wire fraud is a serious issue. DO NOT wire any funds unless you have confirmed the details directly with your Realtor®. Cybercriminals are skilled at hacking emails and sending convincing, fraudulent wire instructions. Fund transfers should always be handled by the title company, which will coordinate directly with your bank to ensure a secure transaction.
When to Transfer Utilities
Do not schedule the cancellation of any utilities until after the ownership has transferred. Since final recording typically happens late in the day, it’s best to wait until the next day. Some sellers choose to give the buyers an extra day or two to avoid disruptions like loss of heat, AC, or water. Utility companies may require notification from the title company, and they will inform you when you call. The HOA and most irrigation companies require notification from the title company that ownership has transferred.
Once the title company confirms funding and recording, your Realtor® will notify you that ownership has officially transferred. At this point, unless otherwise agreed upon, you are expected to have vacated the home. You can then cancel your homeowner’s insurance policy; do not cancel this until your Realtor® has notified you that ownership has officially transferred.
Utilities to Notify or Transfer
- Electricity
- Water
- Natural Gas or Propane
- Trash/Recycling
- Internet and Cable/Satellite
- Security System
- HOA (if your property is governed by a Homeowners Association)
Tips When Calling
- Timing: Do not cancel any utilities until after the ownership has transferred. It’s best to wait until the next day after closing.
- Title Company Notification: In some cases, companies (like utilities and HOA) may require formal notification from the title company before transferring or canceling the services.
Signing
Your Realtor® will schedule your signing at the title company. To ensure there’s enough time for funding to take place, you’ll want to sign by noon on the day of closing. Funding occurs when the warranty deed is recorded and ownership officially transfers to the buyer. If same-day signing doesn’t work for you, you can usually sign a day or two in advance to accommodate your schedule.
What to Bring to Your Signing:
- A valid, unexpired photo ID (such as a driver’s license).
- If you owe any funds, they must be in the form of a cashier’s check made out to the title company. (Title companies typically do not accept personal checks for large amounts.)
Receiving Your Proceeds
As the seller, you will typically be receiving funds from the sale. You have two options for receiving payment:
- A check issued by the title company.
- A wire transfer directly to your bank account (handled by the title company).
Every bank has different policies on how quickly large deposits become available, so it’s a good idea to check with your bank ahead of time.
Final Steps Before Closing
- Key Transfer: You’ll need to provide at least one key to your Realtor®, which will be left with the title company. The buyer will not receive keys until funding is complete.
- Extras for the Buyer: If possible, leave extra keys, garage remotes, entry codes, appliance manuals, or any helpful home instructions in a designated spot inside the home.
- Signing Out-of-State? If you need to sign outside of the local area, let your Realtor® know as soon as possible so they can arrange for a remote closing in time to meet the deadline.
Your Realtor® is Here for You!
We personally attend our client’s signings to answer any last-minute questions, provide support, and celebrate this milestone with you. Selling your home is a big step, and we’ll be with you every step of the way!
Be Aware of Wire Fraud
Wire fraud is a serious issue. DO NOT wire any funds unless you have confirmed the details directly with your Realtor®. Cybercriminals are skilled at hacking emails and sending convincing, fraudulent wire instructions. Fund transfers should always be handled by the title company, which will coordinate directly with your bank to ensure a secure transaction.
When to Transfer Utilities
Do not cancel any utilities until after the ownership has transferred. Since final recording typically happens late in the day, it’s best to wait until the next day. Some sellers choose to give the buyers an extra day or two to avoid disruptions like loss of heat, AC, or water. Utility companies may require notification from the title company, and they will inform you when you call. The HOA and most irrigation companies will be notified as well.
Once the title company confirms funding and recording, your Realtor® will notify you that ownership has officially transferred. At this point, unless otherwise agreed upon, you are expected to have vacated the home. You can then cancel your homeowner’s insurance policy.
Utilities to Notify or Transfer
- Electricity
- Water/Sewer or Irrigation
- Natural Gas or Propane
- Trash/Recycling
- Internet and Cable/Satellite
- Security System
- HOA (if your property is governed by a Homeowners Association)
Tips When Calling
- Timing: Do not cancel any utilities until after the ownership has transferred. It’s best to wait until the next day after closing.
- Title Company Notification: In some cases, companies (like utilities and HOA) may require formal notification from the title company before transferring or canceling the services.
This is not goodbye!
Our services don’t stop at closing—we’re here for you even after your home is sold. If you have questions or if any issues come up we’ll help guide you through it.
Your satisfaction and peace of mind matter to us, and if we don’t have the answer, we’ll find someone who does. Consider us your real estate resource for life!