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
Turn interest into action
Sellable keeps buyer momentum moving long after the listing goes live.
Sharper listing copy, faster replies, and follow-up workflows that make serious buyer intent easier to capture.