Guides / Life Events

Selling Your Home: How to Do It Effectively

A well-chosen agent, a bit of staging, and a clear moving plan can meaningfully raise your sale price and cut down on stress. Here's how to approach each stage.

Finding a good real estate agent

Build a shortlist from recommendations, "for sale" signs on recently sold homes, and colleagues, then interview at least three candidates by phone or in person. Ask what problems they foresee in marketing your home, what their marketing plan would be, whether they'll include your own ideas in the listing agreement, where they live relative to your area, what their commission is (typically 6 to 7 percent), and whether they can provide a list of comparable homes. Selling without an agent is possible but demanding unless you already have a buyer lined up, since you'll be handling marketing, showings, inspections, and negotiation yourself.

Back to top

Reviewing the listing agreement

The listing agreement spells out what the agent is paid and what services they'll provide. An exclusive right-to-sell agreement gives one broker sole rights to sell your home for a set period; other agreement types vary the exclusivity or duration. A common approach is limiting an exclusive agreement to about three months, which keeps the agent motivated while giving you an exit if things aren't working, extending to six months only if you have strong confidence in their marketing plan. If you're ever unsatisfied with your broker's effort partway through, switching is usually the right call rather than waiting it out.

Back to top

Speeding up the selling process

Cosmetic improvements go a long way: patch and repaint interior damage, tidy up curb appeal with minor landscaping or shingle repairs, and keep the home clean and inviting for showings, put away clutter, keep pets out of sight, and avoid cooking anything with a lingering odor before a visit. A few additional tactics can help move a stalled sale: offering a warranty on major systems, building a home sale kit of photos and key selling points with your agent, staying out of the way during actual showings, and, if needed, offering your agent an increased commission as an incentive rather than lowering the price. If a home has sat too long and started to look stale to buyers, temporarily delisting and relisting later can sometimes help.

Back to top

Negotiating effectively

Stay involved in negotiations even though your agent handles the mechanics. Learn what you can about a buyer's situation, timeline, needs, whether they'll need to furnish an empty apartment, since that can suggest useful concessions like included appliances. Reveal as little as possible about your own circumstances in return. Expect initial offers roughly 10 to 15 percent below asking and don't take low offers personally; counter, negotiate, and reject only what's genuinely unreasonable rather than getting confrontational, which tends to kill deals.

Back to top

Planning your move

Closing, and typically your moving date, generally falls about two months after contracts are signed, so start researching movers immediately even though the date feels far off. Get several estimates based on distance and approximate weight, and be wary of an estimate that looks unusually low. Ask upfront about extra charges for stairs, heavy items, or pianos, and note that having movers pack for you typically adds about 30 percent to the bill, with premium pricing common around the end of the month.

Back to top

Notifying people of your move

Beyond the post office, plan to notify the IRS and state tax authorities (Form 8822), your insurance agents, lenders and other creditors, credit card companies, your employer, medical and veterinary providers, banks, the Social Security Administration, and your professional advisors. Many institutions require a written, not just phoned-in, address change to take effect, so check each one's specific requirements rather than assuming a mail-forwarding order alone covers it.

Back to top

Figuring the tax

Selling a home can trigger real tax consequences: how much gain you have, how much is taxable, and how to minimize the impact are all questions worth professional guidance on before you finalize the sale.

Back to top

Improvements that help the most

Certain features tend to boost resale value more consistently than others, though buyer preferences vary by region and neighborhood: a family room, fireplace, dining room, linen closet, garbage disposal, wall-to-wall carpeting, smoke detectors, a two-sink bathroom vanity, double-glazed windows, a range hood and fan, a patio, updated locks, central air, a guest room, and a bathroom exhaust fan are commonly cited as worthwhile.

Back to top

Frequently asked questions

How long should I sign an exclusive listing agreement for?

A three-month term is a common starting point, since it keeps your agent motivated while giving you an easy exit if the relationship isn't working. Longer terms may make sense if you already trust the agent's marketing plan.

Should I be present when my agent shows the house?

Generally no. Buyers tend to feel more comfortable and speak more freely when the seller isn't in the room, so it's usually best to make yourself available for questions afterward rather than sitting in on the showing.

Is the first offer I receive usually close to my asking price?

Not typically. Offers commonly come in 10 to 15 percent below asking as an opening position, so it's worth countering rather than treating an initial low offer as final.

This guide is for general informational purposes only and is not tax, legal, financial, or investment advice. Every business situation is different, so consult a licensed professional before making decisions based on this content.