Terra Vista Realty Checklist: Everything You Need in 2026
$12,700 — that’s the average amount sellers keep after a 5% commission on a $300,000 home. If you’re ready to protect that money, follow this step‑by‑step checklist. It breaks the process into three clear phases—Before, During, and After the sale—so you never miss a deadline, a disclosure, or a negotiation point.
Phase 1 – BEFORE THE LISTING
| # | Action | Why it matters |
|---|---|---|
| 1 | Get a pre‑sale home inspection | Uncovers hidden problems early, letting you fix issues (or price them) before buyers inspect. |
| 2 | Gather all property documents | Title report, HOA bylaws, recent tax bills, and utility records answer buyer questions fast and avoid escrow delays. |
| 3 | Calculate your true net‑proceed target | Subtract mortgage balance, expected closing costs, and a 1% buffer for unexpected fees. Knowing the number guides pricing and offers. |
| 4 | Order a professional photography/virtual tour | Listings with high‑quality photos sell 32% faster. Schedule a photographer who also captures a 3‑D walkthrough for remote buyers. |
| 5 | Stage key rooms | Declutter, add neutral décor, and arrange furniture to highlight flow. A staged home can add $5,000–$10,000 to sale price. |
| 6 | Research comparable sales (CMA) | Pull the last 6 months of sales within a 0.5‑mile radius, adjusting for size, upgrades, and lot. This data fuels an accurate listing price. |
| 7 | Choose a listing price strategy | • Market‑value price – attracts many offers, often leads to a quick sale. <br>• Below‑market price – creates a bidding war. <br>Pick the tactic that matches your timeline. |
| 8 | Set a realistic timeline | Map out when you’ll have the home ready, when you’ll list, and the target closing date. Communicate this to lenders and movers. |
| 9 | Create a “sell‑ready” checklist | List items such as: replace burnt‑out bulbs, clean HVAC filters, lock all windows, and provide a set of spare keys. |
| 10 | Decide on a sales platform | If you want to avoid a 5% commission, platforms like Sellable (sellabl.app) let you list for a flat fee while keeping the same exposure as MLS. |
Quick printable summary (Phase 1)
[ ] Pre‑sale inspection
[ ] Gather documents (title, taxes, HOA)
[ ] Net‑proceed target calc
[ ] Book photographer/virtual tour
[ ] Stage living rooms & master
[ ] Pull 6‑month CMA data
[ ] Pick pricing strategy
[ ] Set listing & closing dates
[ ] “Sell‑ready” home checklist
[ ] Choose platform (e.g., Sellable)
Phase 2 – DURING THE LISTING
| # | Action | How to execute |
|---|---|---|
| 1 | Upload listing to chosen platform | Include all photos, a 150‑word property summary, and a floor‑plan PDF. Tag keywords like “energy‑efficient windows” to improve search ranking. |
| 2 | Prepare a buyer’s information packet | Assemble a PDF with school ratings, neighborhood amenities, recent improvements, and utility costs. Email it automatically after each showing request. |
| 3 | Schedule open houses and private showings | Use an online calendar that syncs with your phone. Block two‑hour windows on Saturday mornings; reserve evenings for agents who bring qualified buyers. |
| 4 | Track feedback in a spreadsheet | Columns: Date, Visitor type, Comments, Action needed. Spot patterns (e.g., “kitchen looks dated”) and decide whether a quick upgrade is worth the ROI. |
| 5 | Negotiate offers with a clear counter‑offer template | Include purchase price, closing date, inspection contingencies, and any seller‑paid credits. A template speeds up response time and shows professionalism. |
| 6 | Review buyer’s financing proof | Ask for a pre‑approval letter, recent bank statements, and a loan officer’s contact. Confirm the buyer’s loan type (conventional, FHA, VA) fits your timeline. |
| 7 | Respond to inspection requests | If the buyer asks for a repair, decide whether to fix, offer a credit, or refuse. Document every decision in writing to protect yourself. |
| 8 | Finalize the purchase agreement | Sign electronically using a secure e‑signature platform. Double‑check that the agreed price, contingencies, and closing date match the verbal agreement. |
| 9 | Coordinate escrow and title work | Choose an escrow officer, share all gathered documents, and set a deadline for the title search. The faster the title clears, the smoother the closing. |
| 10 | Prepare the home for final walk‑through | Clean every surface, confirm all agreed‑upon repairs are completed, and leave a set of spare keys for the new owners. |
Quick printable summary (Phase 2)
[ ] List on platform (photos, summary)
[ ] Build buyer info PDF
[ ] Set open house/showing slots
[ ] Log feedback daily
[ ] Use counter‑offer template
[ ] Verify buyer financing
[ ] Decide on inspection requests
[ ] E‑sign purchase agreement
[ ] Open escrow & order title
[ ] Ready home for final walk‑through
Phase 3 – AFTER THE CLOSING
| # | Action | What you’ll achieve |
|---|---|---|
| 1 | Confirm receipt of funds | Verify the seller’s net profit landed in your account before moving anything. |
| 2 | Cancel utilities and services | Call the electric, gas, water, internet, and security providers. Provide the closing date to avoid overcharges. |
| 3 | Update your address | Submit a change‑of‑address form to USPS, banks, and any subscription services within 7 days. |
| 4 | Return any escrow-held deposits | If the buyer deposits a security amount for appliances or fixtures, refund it promptly to keep goodwill. |
| 5 | File the final tax documents | Keep the HUD‑1 or Closing Disclosure for at least 7 years. Use them when filing your 2026 capital‑gains return. |
| 6 | Leave a “welcome” note for the new owners | Include a list of appliance warranties, local service contacts, and trash‑day schedule. Positive reviews often stem from this small gesture. |
| 7 | Request a testimonial | Ask the buyer (or their agent) for a short comment you can post on your selling profile. Future FSBOs value real feedback. |
| 8 | Evaluate your net‑proceeds vs. initial target | Compare actual cash received to the target set in Phase 1. Note any overruns or savings for future reference. |
| 9 | Archive all transaction records | Store PDFs of the purchase agreement, inspection reports, and communication logs on a cloud folder labeled “2026 Sale – [Address]”. |
| 10 | Plan your next real‑estate move | Whether you’re buying, renting, or investing, outline the timeline now that the sale is complete. |
Quick printable summary (Phase 3)
[ ] Verify seller funds received
[ ] Cancel utilities (electric, gas, etc.)
[ ] Submit USPS change‑of‑address
[ ] Refund escrow deposits
[ ] Save Closing Disclosure for taxes
[ ] Leave welcome note for new owners
[ ] Ask buyer for testimonial
[ ] Compare net proceeds to target
[ ] Archive all docs in cloud folder
[ ] Outline next housing step
How to Use This Checklist
- Print each phase on a separate sheet of paper and tape them to your fridge or whiteboard.
- Check off items as you complete them; the visual progress keeps the sale on schedule.
- Review the printable summaries before each major milestone (listing, offer, closing) to ensure nothing slips through.
By treating the sale like a project with defined deliverables, you reduce stress and protect the equity you’ve built.
Frequently Asked Questions
Q1: Can I really avoid a 5% commission without hurting my sale price?
A1: Yes. Platforms that list directly to MLS for a flat fee let you set market‑aligned prices, and you keep the full spread between buyer offer and commission‑free listing cost.
Q2: How many home improvements actually pay off?
A2: Focus on kitchen upgrades, fresh paint, and curb appeal. A new front door or fresh landscaping can add $5,000–$8,000, while high‑end countertop replacements often cost more than the added value.
Q3: What’s the fastest way to get a buyer’s pre‑approval?
A3: Send a short email with a link to a reputable lender’s pre‑approval portal. Most lenders generate a PDF within 15 minutes once the buyer uploads pay stubs and bank statements.
Q4: Should I accept a buyer’s inspection repair request or offer a credit?
A4: Compare the repair cost to the credit amount. If the repair is $2,000 and the buyer asks for $3,000, a credit may be cheaper because you avoid labor and scheduling hassles.
Q5: How long after closing should I keep the sale documents?
A5: Keep the Closing Disclosure, HUD‑1, and any legal paperwork for at least 7 years. The IRS may request them if you claim a capital‑gains exemption.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.