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You're here because you're wondering, "Is it time to sell my home?" Selling a house is no small undertaking, and it takes careful thought and planning to get to closing day.
Whether you do a For Sale By Owner (FSBO) or hire a real estate agent, there is a list of tasks to complete to get your house ready to sell. Set yourself up for success with these suggestions before planting the 'for sale' sign in the yard.
Here's what the process looks like, what decisions you need to make, and the to-do list to get your home prepped and ready to sell.
Decide Whether You’ll Sell by Owner or Use a Real Estate Agent
Among a long list of to-dos, there are a lot of decisions to make. The first and biggest question is whether you want to sell your home as a For Sale By Owner (FSBO) or use an agent.
Hiring an Agent
One of your first questions to ask a real estate agent is probably, “How can I sell my home fast?” Don’t worry; experienced agents will know exactly what to do to fit your timeline expectations as well as answer any other questions you have about the process.
Real estate agents are licensed to help you price, advertise, and close your home sale. They are trained to help you with marketing and financial decisions. Most importantly, agents know the legal ins and outs of negotiating, contracting, and the documents needed to close on your home.
For Sale By Owner
If you’re familiar with the buying and selling process and know there are motivated buyers in your area, you could consider a FSBO.
Homeowners who want to avoid paying real estate agent commissions often consider taking on the DIY selling process during a strong sellers market when there’s more opportunity to negotiate a favorable deal.
If you decide to sell your property yourself, you'll need a real estate attorney or a title agent to assist you with the legal details of closing. Educate yourself about the process beforehand, be willing to work with buyers who come with an agent, and check the financial qualifications of any potential buyers before you start dreaming about the big closing.
If you use an online "sell my home calculator," it will help you get an idea of how much you'll make after the sale.
Whichever method you choose, agent or FSBO, download our free home selling guide below, which is packed with great information and practical steps.
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Learn the Housing Market
Recent housing shortages and higher interest rates affect when buyers buy and when sellers sell, but it's crucial to remember that the real estate market is ever fluctuating, as are interest rates. Since the variables change and the market shifts, discussing current trends with your agent or studying them yourself is best.
Afterward, you'll have a good idea of the best time to list your house, taking the local military population into account if you’re in an area with a military presence. Service members move, regardless of a typical or non-typical selling season.
What to Know About Military Real Estate Markets
Real estate markets, particularly military real estate markets, follow a steady cycle.
Think of PCS (Permanent Change of Station) seasons, the typical time of the year that most military moves take place. Generally speaking, the beginning of the year is slower. It’s not until spring that activity starts to pick up. And come summer, home buying reaches its peak. Real estate climbs, and the market maintains momentum until late July/early August when it tapers with the arrival of a new school season.
There’s a second spike in the real estate market as those leaves begin to turn, but it’s not long. Halloween traditionally marks the end of the real estate season, but recent home buying trends have extended it. In years past, the cycle didn’t revive until the new year began—other than a few sales associated with off-season PCS movers —but this has also changed somewhat, thanks to continued demand for a small pool of available homes for purchase.
What’s the best time to list your property for military home searchers? Early spring! If it makes sense for your situation, list when eager buyers start scouring the market. Early birds start researching to learn about the neighborhood as early as January, but most will seriously look in February and March for a May or June closing.
Remember, preparing your house to sell takes time, so start prepping during the winter to maximize your home’s best-selling features.
Prepare Your Property to Sell
Getting your house ready to put in front of buyers feels like a long list of chores, but it’s a necessary to-do list to make your sale successful. Here are a few tasks to start.
Declutter
Inside, decluttering is essential. Remove everything from sight that you don’t need for daily living to help rooms feel open and inviting. Many sellers find it helpful to rent a storage unit—perfect for stashing extra belongings, seasonal items, and even the overflow currently filling the garage.
Curb Appeal
Start with curb appeal, since it’s the first impression buyers will have. Replace or remove dead plants, trim back overgrown landscaping, and repair or update any broken railings or a weathered mailbox. These small exterior touches immediately signal that the home has been well cared for.
Paint Refresh
Should you repaint your home before selling? The answer is probably yes. Touch up exterior paint on the house, railings, trim, or front door, and stick to neutral colors for the interior. Not only does a fresh coat brighten scuffed or dinged walls, but a neutral palette creates a blank slate, helping buyers picture their own lives and belongings in the space.
Minor Upgrades
If your property needs a little updating, consider making minor upgrades, like changing outdated countertops or fixtures. These targeted improvements can modernize a room without a full remodel.
Stage Your Home
Finally, don’t overlook the power of staging your home. It remains one of the most important steps in the selling process. Studies show that correctly staged homes sell faster and for more money than those that aren’t. While it may seem like buyers wouldn’t want to see your belongings in a home they might purchase, thoughtful staging actually helps them envision how they’ll use the space themselves.
While these cosmetic updates benefit your sale, it’s best to exercise caution before taking on more extensive renovations. Whether your property needs a major renovation is one of the most important questions to ask a real estate agent before taking on big projects. The last thing you want to do is over-improve your home and risk reducing your profit when it sells.
Learn more: Most Important Updates and Repairs to Make Before Selling Your Home.
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Price Your Home Accurately
Determining a price for your home requires extensive knowledge of your local area. The market, comparison to other properties, city developments, and your property's purchase history all factor into an appropriate sale price.
Beyond just the value of the home, it is important to understand the "pricing pyramid" and how your chosen number impacts your visibility to buyers. Another factor in setting the right price is how it affects online search filters and buyer behavior. Choosing a number that aligns with how buyers search online can ensure your listing doesn't get filtered out before they even see it.
If you use the services of an agent, they will help you determine the fair market value of your house and price it accordingly. However, if you choose to do a FSBO, add market research to your to-do list.
Remember the elements that affect your asking price, like renovations, staging services, and improving the all-important curb appeal.
Pro Tip: If you do a FSBO, be objective. Remember, your memories don’t add value to the property. Put emotions aside to accurately determine your home's fair market value.
Create a Listing
Now that your home is ready to sell, it’s time to create a listing! The internet is your opportunity to get your property in front of potential buyers everywhere and make it shine.
Get Quality Photos of Your Home
Images are everything when it comes to your listing and the numbers prove it:
- According to a recent National Association of Realtors (NAR) report, 100% of home buyers shop online.
- 85% of home buyers say photos are the most important factor when house-hunting online.
- Homes with professional photos sell 32% faster and for about 47% more per square foot than properties with amateur photos.
Once your property is prepped and staged, hire a professional photographer to capture your home at its best. If you're pinching pennies, use our tips to take amazing photos yourself. Remember to take them when the space gets lots of natural daylight, make sure the camera is oriented in landscape mode, and use a wide-angle lens.
Write a Captivating Description
While photos undoubtedly take the cake, your written depiction hooks potential buyers. The description is your opportunity to convey the quick facts and major selling points that will make your home a contender among house hunters.
When writing your home’s listing description, focus on details that help buyers quickly understand both the property and the lifestyle it offers. Start by highlighting the location, including how close your home is to the nearest military installation as well as its distance from popular restaurants, downtown areas, nearby cities, and local attractions.
Thoughtful keywords can also strengthen your description. Words such as enhanced, meticulously maintained, upscale, beautiful, turnkey, spacious, and open floor plan are known to catch buyers’ attention.
It’s also helpful to include a brief description of the local culture, giving readers a sense of the neighborhood and the community amenities that come with living there.
Finally, be sure to include accurate contact information (phone number and email) so potential buyers can easily reach you. Make it a priority to answer inquiries quickly, especially in a buyer’s market.
Market Your Home
A home listing won’t do you much good if potential buyers don’t see it. Thankfully, you’re no longer dependent on only a sign in the yard and an ad in the Sunday newspaper. Most advertising is online today.
Whether or not you use the services of an agent, here are some ways to create a successful online advertisement.
List with MilitaryByOwner
If you live near a military installation, one of the best ways to get your property in front of the military audience and reach PCSing service members is to list with us. Remember, you can create a listing on MBO whether or not you use an agent! Check out our advertising packages here.
Utilize the Power of Social Media
Use social media to further advertise your home. Post your online listing on your Facebook or other social media accounts, share it in groups, and ask your friends to share it on their news feeds.
Put Up Signs
Put a sign in your yard or neighborhood (get that MBO sign in our ad packages above) and flyers around town. Most buyers begin their search online, but you can’t deny it’s hard to miss a "For Sale" sign sitting in someone’s yard.
Create a Virtual Tour
Consider creating a virtual tour of your home using videos and photos you take. There are many online programs available to do this.
Review Offers and Finalize Contracts
When attractive offers arrive in your inbox, you know the hard work has paid off. Now is the time to start negotiations with your buyer.
Most buyers will need financing to purchase your property, and there’s a good chance that if they’re military affiliated, they’ll want to use their VA loan benefit, so prepare to wait for the appraisal and the inspection process to unfold.
Once the appraisal and home inspection results are available, you and the buyer can start negotiating. Final sale price, closing costs, necessary repairs, closing dates, and any other detail that might be important to either party are all negotiable.
Close on Your Home
The closing process can take about 30 to 60 days. Before officially signing, you must understand and execute the contract’s closing costs, fees, contingencies, escrow, taxes, and more.
Depending on everyone’s location, you may sign the paperwork and transfer keys in the same room on the same day. But chances are, with military members often in different locations, someone will electronically sign or use representation to close the deal.
If you did a FSBO, consider hiring a closing agent. The laws vary from state to state, so having a licensed professional on your side can be helpful.
Although not technically part of closing, taxes are an essential part of a home sale. You must understand your obligation to the IRS after you’ve received payment. You’re likely looking at a capital gains tax in April, but there are exemptions and exclusions related to a military PCS move or deployment.
The expectation is for a successful closing, but what happens if the contract falls through? You’ll either start from scratch with a new buyer, work with the current buyer to negotiate different terms if there is an issue, or wait until they’ve cleaned up any problems with their lender.
There’s no denying that getting your home ready to sell is hard work. But with a little organization, a little help from the professionals, and guidance from your friends here at MilitaryByOwner, you will be well on your way to a successful home sale!
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