Seller Timeline
Want the full big picture? Open the seller timeline anytime for a simple view of each step from listing kickoff to closing day.
Preparing to List
A well prepared home attracts stronger offers. Here's your checklist and the documents you'll need to review before we go live.
What Actually Helps You Sell for More
Buyers aren't buying your stuff, they're buying the home. Decluttering and staging key rooms helps them picture their own life there, and it's one of the easiest, lowest-cost ways to make a strong first impression in photos and in person.
If you're deciding where to spend money before we list, fresh paint and clean or updated carpet are usually the two upgrades that make the biggest difference in sale price for the cost. I'll walk through your home with you and point out anything specific worth prioritizing.
I'll walk you through every form together when we list.
What's Changed for Sellers
Your listing agreement: Before we list, we sign a written listing agreement. NC Real Estate Commission rules say it has to be in writing at the start, last for a definite period of time and include my license number. It also spells out how I'm paid, and that's negotiable.
Buyer agent pay: Since the 2024 National Association of REALTORS® settlement, offers of compensation to buyer agents can't be shown on the MLS. Buyers may still ask you to help with their agent's pay or their closing costs in their offer. You decide, and we'll talk it through.
Active Listing
Your home is live! Here's what happens behind the scenes and how we'll communicate throughout the process.
What to Expect
Once your home is live, there's a lot happening behind the scenes. In general, here's what I'm keeping an eye on and will be sharing with you along the way:
- Feedback from showings and open houses
- Buyer and agent price opinions
- Showing activity
- Marketing stats
- Current market conditions, including what's sold or gone pending nearby
The market is always changing, sometimes week to week. Staying on top of those changes and advising you on how to adjust along the way is my job as your agent, so you always know what's happening and what to do next.
How We Stay in Touch
You'll hear from me with a weekly update by call or email, whichever you prefer. If an offer comes in or something significant happens, I'll contact you immediately. You're never in the dark during this process.
Under Contract
Congratulations, an offer has been accepted! Here's what happens from signed contract to inspection and beyond.
- Inspector will check all major systems including roof, HVAC, plumbing, electrical, and foundation.
- The inspection typically takes 2 to 4 hours. You don't need to be present.
- We'll review the report together and I'll help you navigate any requests that come in.
If the buyer submits a repair amendment, we'll strategize together. Options include making repairs, offering a credit at closing, reducing the price, or declining. You always have the final say.
What Is Due Diligence?
In North Carolina, the due diligence period is the buyer's protected time to fully investigate the home and decide whether they want to move forward. During this window, the buyer may schedule inspections, review documents, confirm financing details, research insurance, and ask questions about the property.
- Due diligence money: This is paid directly to the seller based on the contract. It is typically nonrefundable once paid, even if the buyer decides not to move forward during the due diligence period.
- What happens during it: The buyer may complete the home inspection, termite inspection, appraisal preparation, lender review, title review, and any additional property research they choose.
- Repair requests: If the buyer asks for repairs, credits, or concessions, we'll review the request together and decide how you want to respond.
- Your role: Keep the home accessible for scheduled appointments, let me know if anything changes, and wait for my guidance before agreeing to any repair or concession request.
- After due diligence ends: The buyer's ability to terminate and keep their earnest money becomes much more limited, so this date is a major milestone in the transaction.
Closing & Beyond
The finish line is in sight. Here's what the final days look like and what to expect on closing day.
Appraisal
The buyer's lender confirms the home's value supports the purchase price. If anything comes up, we talk through it together.
Final Walkthrough
The buyer usually walks through 24 to 48 hours before closing to confirm the home is ready and in the agreed upon condition.
Closing Day
Bring your photo ID, keys, garage remotes, and anything requested by the closing attorney or title company.
Your Proceeds
Once everything funds, your proceeds are wired or issued by the closing office, typically the same day or next business day.
Post Sale Follow Up
My commitment doesn't end at the closing table. I'll reach out after closing to make sure your transition was smooth and answer any lingering questions. Referrals and reviews are always appreciated, but first, let's get you to the finish line!
Everything Else You Need
Need a Trusted Local Pro?
I keep a running list of trusted local pros for painting, carpet and flooring, cleaning, staging, landscaping, and repairs. Just reach out and I'll connect you with someone reliable, no guesswork required.
Estimated Net Sheet
Use this quick calculator to get a general idea of estimated proceeds. Final numbers come from the closing attorney or title company.
Moving Checklist
- Schedule utility shutoff or transfer for the day after closing.
- Set up mail forwarding and update important accounts.
- Confirm final trash and recycling pickup.
- Pack daily items last and label boxes by room.
- Plan a final cleanout for closets, cabinets, attic, and garage spaces.
Showing Tips
- Turn on lights and open blinds before showings when possible.
- Clear counters, sinks, floors, and main living spaces.
- Secure pets or make a plan for them during appointments.
- Put away valuables, medications, and personal documents.
- Keep the thermostat comfortable for buyers touring the home.
Offer Review Cheat Sheet
When an offer comes in, we will look at the full picture together, not just price.
- Price: The amount the buyer is offering.
- Due diligence fee: Money typically paid directly to you.
- Earnest money: Money held in escrow.
- Terms: Closing date, financing type, contingencies, and seller concessions.
Seller Reminders
- Keep homeowners insurance active until closing is fully complete.
- Keep utilities on through inspections, appraisal, and final walkthrough.
- Save receipts for repairs or agreed work.
- Check with me before making major changes or agreeing to buyer requests.
- Gather keys, remotes, manuals, warranties, and helpful home information.
Buying Your Next Home Too?
If you're selling so you can buy your next home, I can handle both sides of your move, so the timing stays in one place.
Go to the Sell to Buy Hub💬 Common Seller Questions
Answers to the questions sellers ask most.
Let's Talk
If you ever have questions, want advice, or just need reassurance, I'm right here with you every step of the way.
