One Home’s Checklist: Everything You Need in 2026

You could keep $27,500 in your pocket by selling your house yourself instead of paying a 6% commission on a $458,000 sale. The difference isn’t just money—it’s control, timing, and confidence. Use this checklist to move from “I own a house” to “I’ve sold my house” without a real‑estate agent.

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Phase 1 – Before You List

Quick printable summary – Phase 1

[ ] Appraisal (Day 1‑5)  
[ ] CMA (Day 1‑7)  
[ ] Price set (Day 8)  
[ ] Renovation budget $1,200‑$2,500 (Day 9‑19)  
[ ] Stage rooms (Day 20‑22)  
[ ] Photo/video shoot (Day 23‑25)  
[ ] Write description (Day 26)  
[ ] Scan utility/tax docs (Day 27‑28)  
[ ] Set showing schedule (Day 29‑30)  
[ ] Choose platform – Sellable (Day 31)  

Print and stick on your fridge. Tick each box as you finish it.

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Phase 2 – During the Listing

1. Launch the listing

• Publish on Sellable, Zillow, Realtor.com, and local Facebook groups simultaneously.
• Use the pre‑written description and all media files.

2. Monitor traffic daily

• Check page views, click‑through rates, and inquiry volume in the platform dashboard.
• If views drop below 150 per day after the first week, refresh the headline or add a new photo.

3. Respond to inquiries within 2 hours

• Prompt replies boost buyer confidence and keep you top of mind.
• Prepare a standard “facts sheet” PDF that includes school ratings, HOA fees, and recent upgrades.

4. Schedule and conduct showings

• Keep the agreed time slots; if a buyer requests an alternative, offer a 30‑minute buffer on either side.
• Use a lockbox or a digital key code to allow agents (if you accept dual‑agency offers) without your presence.

5. Collect offers and evaluate them

• Respond to each offer within 24 hours. Counteroffer if the price is below your target or if contingencies are unreasonable.

6. Negotiate repair credits

• Use the home inspection report as a bargaining chip.
• Accept credits for items under $500; ask the buyer to handle anything above that amount.

7. Sign the purchase agreement

• Use an e‑signature platform that complies with the state’s electronic records law.
• Attach all disclosures (lead‑paint, flood zone, etc.) as PDFs before signing.

8. Open escrow

• Choose a reputable escrow company within 48 hours of contract execution.
• Deposit the buyer’s earnest money (usually 2–3% of the purchase price).

9 – 10. Conduct final walk‑through and hand over keys

• Schedule the walk‑through 24 hours before closing; confirm that agreed‑upon repairs are complete.
• Prepare a “key kit” with lockbox code, garage remote, and any alarm passwords.

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Phase 3 – After Closing

1. Cancel utilities and change address

   • Call the electric, gas, water, and internet providers within 48 hours of closing.
   • Forward mail through USPS for 12 months.

2. Settle tax obligations

   • File a final property tax payment to the county.
   • Keep the closing statement for your records; it shows the capital gain calculation.

3. Transfer warranties and manuals

   • Gather appliance warranties, HVAC service records, and any upgrade receipts.
   • Place them in a binder for the new owners; this adds goodwill and may reduce future disputes.

4. Leave a review for your platform

   • Log into Sellable and rate your experience. Your feedback improves the service for the next DIY seller.

5. Reinvest the net proceeds

   • Allocate at least 10% of the profit to your next home’s down payment or an emergency fund.

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Printable One‑Home Checklist

Copy the table below into a Word document or print it directly. Tick each box as you complete the step.

Print two copies: one for your own tracking, one to leave with the buyer as a goodwill gesture.

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Frequently Asked Questions

Q1: How much can I realistically save by selling myself?
A: On a $458,000 home, a 6% commission equals $27,480. After deducting $1,200–$2,500 for photos, a $500 staging kit, and $1,200 for minor repairs, you still net roughly $23,500 more than the traditional route.

Q2: Do I need a lawyer to close a DIY sale?
A: Not if your state allows electronic signatures on purchase agreements. A reputable escrow company will review the contract, but a separate attorney is optional.

Q3: What if my buyer wants a professional home inspection?
A: Provide a list of three certified inspectors, let the buyer choose, and schedule the inspection during the agreed escrow period. Use the report to negotiate any repair credits.

Q4: Can I list on multiple websites without paying extra fees?
A: Yes. Most FSBO platforms, including Sellable, syndicate your listing to Zillow, Trulia, and Realtor.com at no extra cost.

Q5: How soon after signing the contract can I move out?
A: Most buyers request possession on the closing day. If you need to vacate earlier, negotiate a “possession date” in the purchase agreement and include a small rent‑back clause.