So, you’ve listed your house. Congratulations! That “For Sale” sign is up, your online listing is live, and your neighbors are already gossiping about where you’re moving. But now what? What exactly should you expect in the days (or weeks) that follow? If you’re anything like most sellers, you’re probably vacillating between eager anticipation and full-blown stress eating.
Luckily, we’ve got your back. And by “we,” we mean your trusted real estate agent (or loan officer, if they’re sharing this article)—because we know a smooth sale is just as important as a smooth loan.
Here’s your down-to-earth, no-fluff, slightly humorous guide to what happens after your home hits the market.
First Impressions Matter: Get Your Home Ready Like It’s About to Meet Beyoncé
Once your house is listed, assume every day could be an open house. Yes, even Tuesdays. That means:
- Clean like your mother-in-law is coming. We’re talking floors, windows, baseboards—everything.
- Stage to impress. Remove clutter, hide the garbage can (yes, even the cute one), and make your bed like it’s a five-star hotel.
- Lights on, blinds open. Light is your best friend. A well-lit room feels more welcoming.
- Depersonalize. Pack away family photos and quirky collections. The goal is to help buyers imagine their life there, not get distracted by your collection of vintage Elvis plates.
- Don’t forget the bathroom. Put away toothbrushes, razors, and anything that screams, “A human lives here!”
Remember: You want your house to say, “I’m a dream home,” not “I’ve been lived in since 1984 and it shows.”
The Waiting Game: Showings, Open Houses, and Those Last-Minute Dashes
Be prepared for:
- Random showings. You’ll get requests with little notice. Keep the home “show-ready” and make a quick-exit plan.
- Open houses. These are your home’s big auditions. Your agent will promote it, and you’ll need to be… not there. Grab lunch, walk the dog, and let the magic happen.
- Feedback. Some visitors will offer feedback that’s helpful, some that’s bizarre. (“Loved the space but hated the paint color.” Thank you, Susan.)
This phase is about patience, and yes, a little performance art. Your home is the star—let it shine.
You’ve Got an Offer! Now What?
Cue the confetti! Someone loves your house enough to put it in writing. Here’s what comes next:
- Review the offer carefully. It’s not just about price—look at contingencies, timelines, and financing.
- Lean on your agent. This is when their expertise shines. They’ll compare offers, pull comps, and help you respond strategically.
- Negotiate, if needed. Counteroffers are normal. Keep emotions in check (we know it’s hard) and think like a savvy businessperson.
- Accept and sign. Once you agree on terms, it’s official. Time to shift focus to inspections and appraisals.
And remember: A good agent keeps your goals front and center. Trust their advice, ask questions, and stay responsive.
During Escrow: Inspections, Appraisals & The Rollercoaster
You’re under contract—yay! But the ride’s not over. Expect:
- Home inspection. The buyer will send in an inspector to assess the condition. Don’t panic if small issues come up; your agent will help navigate repair requests.
- Appraisal. This determines the home’s value for the lender. If it comes in low, negotiations may reopen.
- Paperwork, paperwork, paperwork. You’ll be signing, emailing, and possibly swearing at your printer. Hang in there.
This is where things get real. Stay organized, stay calm, and keep the communication flowing.
Closing Time: Cue the Happy Tears (and Maybe a Few Real Ones)
Once everything checks out:
- You’ll sign a mountain of documents. Bring your ID and prepare your hand for cramping.
- You’ll hand over the keys. Bittersweet? Absolutely. But it’s also the start of your next chapter.
- You’ll get paid! Proceeds from the sale typically land in your account shortly after closing. Cue happy dance.
Final Tips from Your Agent (or Loan Officer):
- Stay flexible. Buyers can be unpredictable, and timelines shift. Go with the flow.
- Communicate often. A responsive seller is a successful seller.
- Be kind to yourself. Selling a home is a big deal. Take breaks, breathe, and remember it’s all temporary.
FAQs
Q: Do I need to leave the house for every showing?
Yes. Buyers need space to explore and imagine. You hanging around in the corner makes that weird.
Q: What happens if I get multiple offers?
Lucky you! Your agent will help you compare them—not just by price, but by terms, contingencies, and buyer qualifications.
Q: Should I accept the first offer I get?
Not necessarily. Let your agent review it alongside market comps. The first offer might be great—but it’s okay to negotiate or wait if it’s not.
Q: How clean should the house be for the final walkthrough?
Think “hotel clean.” The final impression matters, and yes, they’ll open the oven.
