Selling Your Home: What to Expect, Start to Finish
Suggested slug: /blog/selling-your-home-what-to-expect · Meta description: From pricing to closing, here’s what actually happens when you sell your home, what you’ll be asked to decide, and where sellers get caught off guard.
Most sellers know the beginning and the end: put up a sign, then hand over the keys. The middle is where the surprises live. Here’s what happens, roughly in order, and what you’ll be asked to decide along the way.
Pricing: the decision that matters most
Price is the single biggest factor in how fast your home sells and how much you net. Overprice it, and buyers skip it. By the time you lower the price, the listing looks stale and buyers wonder what’s wrong with it.
A good price comes from recent comparable sales: homes like yours, nearby, that actually sold. Not what neighbors are asking, and not what an online estimate says. If you’re in an area covered by more than one listing service, such as Bedford County or Smith Mountain Lake, make sure your agent is looking at sales from both. [link: two MLSs article]
Getting the house ready
You don’t need to renovate. You do need the house to look cared for. The best returns usually come from:
- Fixing small, visible problems like dripping faucets, sticking doors, and burned-out bulbs.
- Clearing out clutter and personal items so buyers can picture their own lives there.
- Deep cleaning, including windows.
- Tending the yard and front entry, since that’s what buyers see first, in person and in photos.
If you’ve made improvements over the years, gather the receipts, permits and warranties now. Appraisers and buyers both pay attention to documented upgrades. [link: appraisal changes article]
Some sellers also order a pre-listing inspection. It costs money upfront but means fewer surprises once you’re under contract.
Disclosures and paperwork
Virginia requires sellers to provide certain disclosures to buyers. Your agent will give you the required forms and explain them. If something special applies to your home, such as a homeowners association, a leased solar system, a well or septic system, or a shared driveway, raise it at the very start. [link: leased solar article]
Photos, listing, and showings
Professional photos are where most buyers meet your house, so they matter. Once the listing goes live, expect showing requests, sometimes on short notice. Plan where you’ll go, especially if you have pets. Buyers are more comfortable, and look longer, when the sellers aren’t home.
Offers: compare more than the price
When offers arrive, the highest number isn’t automatically the best offer. Look at:
- Financing. A strong pre-approval or a cash offer is more likely to close.
- Contingencies. Fewer conditions usually means less risk of the deal falling apart.
- Earnest money. A larger deposit signals a committed buyer. [link: earnest money article]
- Closing date. One that fits your move can be worth more than a small price difference.
- Requests. Seller-paid closing costs or repairs reduce what you actually take home.
You can accept, reject, or counter any offer. Your agent will help you weigh them side by side.
Inspection and repair requests
Expect a buyer’s inspection and, often, a list of requested repairs or a credit. This is normal, and it’s a negotiation, not a verdict on your home. Reasonable requests about safety or major systems usually deserve a reasonable response. Long lists of minor items can be negotiated down. [link: inspection report article]
Appraisal
If the buyer is getting a loan, the lender will order an appraisal. If it comes in at or above the contract price, you move on. If it comes in low, the buyer, the seller, or both may need to renegotiate. Having your documentation of improvements ready helps.
Closing: what you’ll pay
Sellers have closing costs too. Typical items include paying off your mortgage and any other liens, the real estate commission, Virginia’s grantor’s tax on the sale, any agreed credits to the buyer, and prorated property taxes. Ask your agent for an estimated net sheet early, so the number on closing day isn’t a surprise.
Before closing, the buyer will do a final walkthrough. Leave the house clean and empty of anything that isn’t staying, and leave behind keys, garage remotes, and manuals for appliances.
The short version
Price it on real sales. Make it look cared for. Disclose early. Judge offers on more than price. Treat inspection requests as a negotiation. Keep your improvement records handy. Know your net number before closing day.
If you’re thinking about selling, even if it’s a season or two away, reach out. The best time to plan a sale is well before the sign goes up.
Contact Jennifer Pardee, REALTOR®, MKB REALTORS® — jennifer.pardee.mkb@gmail.com, link to contact page
This article is general information and is not legal or tax advice. Costs and requirements vary by property and contract; review your specifics with your agent, attorney, or tax professional.
