Listing Your Home, Step by Step
From signing the listing agreement to handing over the keys, here's every stage of your sale and what happens in each one. You'll always know where we are and what comes next.
Pre-Listing
We get everything ready before your home goes on the market.
Starts whenyour listing agreement is signed
Documents
- Sign the documents required by my broker, the MLS, and the Board of Realtors
Preparation · The 3 P's
- Pricing: choose a strategy (at, below, or above market) and set the list price
- Preparation: repairs or updates worth making
- Preparation: declutter and deep clean
- Pre-inspection, if it adds valueOptional
- Decide what's included in the sale
- Promoting: professional photos and video
- Pick our weekly check-in day
Marketing
- Write your listing description together: why you love the home, key features, updates, and what's nearby
- Coming Soon email to buyers
- Coming Soon posts on Facebook, Instagram, and LinkedIn
- Short video on Facebook and Instagram
- Digital yard sign
- Added to my website's active listings
- Open house, drone footage, or paid digital adsOptional
Your partSign the documents, declutter and deep clean, and tell me what you love about the home.
Do I have to make repairs before we list?
No. We'll go over which repairs or updates are worth making and which aren't, based on your goals.
Do I need a pre-inspection?
It's optional. It can find issues before a buyer does. We'll decide together if it makes sense for your home.
What will it cost me to sell?
Your Property Analysis Report shows your estimated costs and what you can expect to walk away with. Before closing, we'll go over your settlement statement together, line by line.
Does my city require an inspection before I sell?
Some cities do, and the rules vary. I'll check what your city requires before we list, so there are no surprises.
Can I stay in the home while it's listed?
Yes, most sellers do. We'll set showing instructions that work around your schedule.
Can I cancel or pause my listing?
The listing agreement can be canceled by mutual written agreement. If your plans change, talk to me first and we'll figure out the best option.
Live Listing
Your home is on the market. Buyers can see it, book showings, and make offers.
Starts whenyour home is live on the MLS
- Listed on the MLS with photos and disclosures
- ShowingTime: you're notified every time a showing is booked
- "You're live" text to you
- Email to local agents and buyers
- Just Listed email to my email list
- Just Listed posts on Facebook, Instagram, and LinkedIn
- Google post and YouTube video tour
- Weekly check-in: we review your scorecard (showings, feedback, and interest) and talk about any changes, including price
- Review and negotiate offers together
Your partChoose your ShowingTime notifications, keep the home show-ready, and join our weekly check-in.
Where will my listing appear?
On the MLS, which shares it with the major real estate websites buyers use, plus my own marketing: email, social media, Google, and YouTube.
How will I know when a showing is booked?
Through ShowingTime, the scheduling system agents use to book showings. You'll get an invite to the ShowingTime app, and you choose how you're notified: text, email, or app notification. The app also shows every showing and any buyer feedback in one place.
Can I approve showings first?
Yes. We can set it up so you confirm each showing in ShowingTime before it's booked, or suggest another time. If you'd rather not, you'll just get a notice.
What should I do before a showing?
Tidy up, turn on the lights, put away valuables, and step out so buyers feel comfortable looking around.
What about my pets during showings?
It's best to take pets with you or crate them. We'll add a note to your showing instructions so agents know what to expect.
Who can open the lockbox?
Only licensed agents, and only for a booked showing.
What if we're not getting enough showings?
We'll look at your scorecard together and talk about changes to access, presentation, marketing, or price.
What do we look at in an offer besides price?
Financing, inspection terms, appraisal risk, closing date, occupancy, and any credits the buyer asks for. The best offer is often the one most likely to close.
Under Contract
You've accepted an offer.
Starts whenthe accepted offer is signed
- Collect final signatures
- Status update text to you
- Let interested buyers and agents know it's under contract
- MLS changed to accepting backup offers
Your partSign the final paperwork.
Does accepting an offer mean my home is sold?
Not yet. It's under contract. Inspections, financing, and title work still need to be completed.
Accepting Backup Offers
This is the buyer's inspection period. We keep taking backup offers in case the first buyer cancels.
Starts whenthe MLS shows your home as accepting backup offers
- Buyer's earnest money deposit confirmed
- Buyer's inspections, with every deadline tracked
- Repair requests reviewed and negotiated together
- Backup offers taken and kept on file
Your partGive the buyer's inspector access, and decide on any repair requests with me.
What is earnest money?
A deposit the buyer makes to show they're serious. The amount is written in the purchase agreement.
Do I have to agree to repair requests?
No. We'll go over each request together and decide how to respond. You can agree, offer a credit instead, or say no.
Why accept backup offers?
If the first buyer cancels, a backup buyer is already in line, so you don't have to start over.
Can other buyers still see the home?
Often, yes, while we're accepting backup offers. It depends on your agreement with the buyer.
Pending
Inspections are cleared and we're moving toward closing.
Starts whenthe inspection clears
- MLS and website changed to Pending
- Buyer's appraisal and loan approval followed
- Clear to close: closing scheduled at the title company
- Final water reading, and you cancel your utilities
- Buyer's final walkthrough confirmed
Your partCancel your utilities and plan your move.
Can a pending sale still fall apart?
It's less common, but financing, appraisal, or title issues can still come up. I'll keep you updated, and we'll handle them together.
What if the appraisal comes in low?
We'll review your options together. That can include negotiating with the buyer on price or terms.
Why do I need a final water reading?
An unpaid water bill can become a lien on the home, so the final bill is settled at closing. The reading makes sure you only pay for your time in the home.
Closed
Your home is sold.
Starts whenit's closing day
- Sign at the title company and get your copies
- Hand over the keys, and I pick up the lockbox
- Short video testimonial, if you're up for it
- Home marked Sold on the MLS and my website
- Just Sold posts on social media
- A quick review, if you were happy with how it went
Your partBring your photo ID and all your keys to closing.
What do I bring to closing?
A photo ID, all your keys, garage door openers, and any mailbox keys. The title company will let you know if anything else is needed.
When do I hand over the keys?
At closing, unless your purchase agreement says otherwise.
Questions Along the Way?
I'm your one point of contact from listing to closing. If your question isn't answered here, call or text (586) 238-3693 or email aj@ajrittner.com anytime.