Pre-Listing Preparation
Before you list your home, you need to have several things in order. Skipping steps here is the #1 reason FSBO sellers fail or end up hiring an agent mid-process.
- Get a pre-listing appraisal — $300–$500. This gives you an objective value and protects you from underpricing. Don't rely solely on Zestimates.
- Order a pre-listing inspection — $300–$600. Find and fix problems before buyers do. This eliminates surprises during negotiation.
- Complete all required disclosures — Check your state disclosure requirements. These are legally required and failure to disclose can result in lawsuits years after closing.
- Gather documents — Property survey, HOA docs (if applicable), utility bills (12 months), renovation permits/records, warranties on appliances/systems, title insurance policy.
- Hire a real estate attorney — $500–$1,500. Non-negotiable. They review contracts, handle title issues, and protect you legally in ways agents cannot.
Pricing Your Home
Pricing is the single most important decision you'll make. Price too high and your home sits on the market (damaging its perceived value). Price too low and you leave money on the table.
- Pull comparable sales from the last 90 days within 1 mile of your property
- Adjust for differences: square footage, lot size, condition, updates, garage, pool
- Look at active listings — these are your competition, not your comps
- Consider the pre-listing appraisal as your anchor point
- Price at or slightly below market value for maximum interest. Bidding wars net you more than overpricing.
Getting on the MLS
The MLS (Multiple Listing Service) is where 90%+ of buyers find homes. Without it, you're invisible to most of the market.
- Use a flat-fee MLS service — $100–$500 for a 6-month listing. This syndicates your property to Zillow, Redfin, Realtor.com, and every buyer agent's search tool.
- Professional photos are mandatory — $200–$400. Homes with professional photos sell 32% faster. No phone photos.
- Write a compelling description — Lead with the most desirable features. Be specific ("granite counters, new HVAC 2024") not generic ("beautiful home in great location").
- Set buyer agent compensation — Decide what you'll offer buyer agents (typically 2–3%). This affects whether agents bring their buyers to your home.
Setting Up Show & Disclose
Once you're on the MLS, showing requests will start coming in. You need a professional system to manage them.
- Create your free listing portal on Show & Disclose
- Upload all disclosures — buyers' agents can access them before or after showings
- Set your showing availability and minimum notice requirements
- Enable automated feedback collection — you'll get post-showing feedback from every visiting agent
Marketing Your Home
- Professional yard sign with your Show & Disclose portal URL
- Share your listing on social media (Facebook Marketplace, Nextdoor, local groups)
- Create a property website or use your Show & Disclose portal as the public link
- Consider a virtual tour ($200–$500) — especially valuable for out-of-area buyers
- Flyers and brochures for open houses
Managing the Sale Process
- Respond to showing requests promptly (within 1 hour if possible)
- Keep your home show-ready at all times
- Review all feedback in Show & Disclose — look for patterns (price too high? condition concerns?)
- When offers come in, have your attorney review them before responding
- Negotiate through your attorney — this removes emotion and protects you legally
- Once under contract, stay on top of deadlines: inspection period, appraisal, financing contingency, closing date
Closing Checklist
- Title search and title insurance (ordered by closing attorney/title company)
- Schedule final walkthrough for buyer
- Gather all keys, garage openers, gate codes, manuals
- Cancel/transfer utilities on closing day
- Bring government-issued ID to closing
- Review the closing disclosure (HUD-1) with your attorney before signing
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