Seller resources
The checklists I'd hand you at the kitchen table, in the order they actually matter.
Prep checklist
- —Paint anything scuffed in a warm white
- —Clear 30% of everything from every closet
- —Replace dead bulbs and match the color temperature
- —Fresh mulch, edged beds, trimmed shrubs
- —Deep clean, including windows and grout
- —Fix the small things buyers read as neglect
- —Depersonalize — photos, mail, prescriptions
- —Have the HVAC serviced and keep the receipt
Documents to gather
- —Survey or plat, if you have one
- —HOA documents, dues and restrictions
- —Warranties for roof, HVAC, appliances
- —Permits for any additions or finished space
- —Utility bills from the last twelve months
- —Mortgage payoff contact and loan number
Timeline
Two weeks of prep, photos mid-week, live on a Thursday, offers by the following Monday in a normal market, then roughly 30 to 40 days to closing.
Numbers
What selling costs
Typical
Commission
Negotiated up front and disclosed in writing. Since 2024, what a seller offers a buyer's agent is entirely optional and negotiated separately.
Typical
Seller closing costs
Attorney fees, excise tax (NC revenue stamps at $2 per $1,000 of price), recording fees, and prorated taxes and HOA dues.
Varies
Prep and repairs
Most of my sellers spend $1,500 to $6,000 on paint, cleaning and landscaping. It is nearly always the highest-return money in the sale.
Possible
Buyer concessions
Repair credits or closing-cost help negotiated during due diligence. Budget a cushion rather than being surprised at week three.
Want the printable version?
Ask and I'll send the full seller packet — checklist, cost worksheet and timeline — as a PDF.
Request the packet