Home Selling Checklist
Skip to the checklistSelling a house runs in seven stages. Plan the sale and your net proceeds, fix what inspectors will flag, and complete your disclosures. Then list and show the house, compare offers, manage the contract period, and close. This interactive tool adds the steps for your sale type, whether you hire an agent or sell on your own.
Use the checklist builder below to generate your customized checklist. Select your home type, year built, selling method, occupancy status, and property features like pools or septic systems. The tool drops items that do not apply to your home and keeps the tasks you need. Click the "Print or save as PDF" button to print a clean worksheet or save it to your computer.
The Complete Home Selling Checklist
Every item the tool can include. Items marked "only if" appear in the tool when your answers match.
1. Plan the Sale
- Request a payoff statement from your mortgage servicer Only if: Mortgage still owed
- Estimate your net proceeds after commission, closing costs and payoff Closing cost calculator
- Check whether you qualify for the home-sale exclusion (up to $250,000 of gain, $500,000 married filing jointly, if you owned and lived there 2 of the last 5 years) Only if: Your own home (IRS)
- A rental property: plan for capital gains tax and depreciation recapture Only if: Tenant-occupied rental Capital gains calculator (IRS)
- Decide where you are moving and whether you need to buy before you sell Buying and selling at the same time
- Interview at least two agents and compare their pricing plan, marketing and commission Only if: Selling with an agent
- Decide how buyers will find the listing, who will handle the contract, and which title or escrow company will close Only if: For sale by owner
2. Repairs and Prep
- Declutter, depersonalize and deep-clean every room Only if: You live there
- Fix what an inspector will flag: leaks, broken fixtures, missing GFCI outlets, doors that stick
- Get a quote before any big remodel; buyers often discount for condition rather than pay for your finishes
- Consider a pre-listing inspection so repairs aren't a surprise during the buyer's inspection
- Service the furnace and AC and keep the receipt
- Gather permits, warranties, utility bills and repair receipts for buyers
- Pump and inspect the septic system and keep the report Only if: Septic system (EPA)
- Clean the pool and confirm the equipment and safety fencing work Only if: Pool
- Trim landscaping, clean gutters and touch up the front entry Only if: House, townhouse, duplex or manufactured home
- Tell your insurer the house is vacant and read the policy's vacancy clause Many policies limit coverage after a home sits empty for a set period. Only if: Vacant
- Keep the heat on or have the plumbing winterized while it is empty Only if: Vacant, freezing winters (American Red Cross)
- Clear dead vegetation and debris near the house Only if: Wildfire area (Ready.gov)
- If listing in hurricane season, know how you will secure the house and who handles it while you are away Only if: Hurricane-prone coast (Ready.gov)
3. Disclosures and Documents
- Complete your state's seller disclosure form honestly Required forms and what must be disclosed differ by state; ask your agent or a real estate attorney.
- Built before 1978: give buyers the federal lead-paint disclosure, the EPA pamphlet, and a 10-day chance to test Only if: Built before 1978 (or not sure) (EPA)
- Order the HOA resale certificate / documents package early It can take days or weeks and many states give buyers time to review it. Only if: Condo or townhouse
- Gather the lease, deposit records and rent history for the buyer Only if: Tenant-occupied
4. Listing and Showings
- Price from recent comparable sales, not from list prices or what you need to net
- Get professional photos after the house is staged
- Stage the main rooms: clear counters, open blinds, replace burnt-out bulbs
- Lock away valuables, medications and documents before showings Only if: You live there
- Give your tenant the notice their lease and your state require before every showing Only if: Tenant-occupied (HUD)
- Ask showing visitors for ID or proof of pre-approval, and don't show the house alone Only if: For sale by owner
5. Offers and Contract
- Compare offers on net proceeds, contingencies and closing date, not just price
- Ask for the buyer's pre-approval letter or proof of funds
- Have a real estate attorney or the title company prepare or review the purchase contract Only if: For sale by owner
- Put every contingency deadline on a calendar
6. Under Contract
- Respond to the buyer's repair requests in writing, with receipts for completed work
- Give the appraiser access and a list of upgrades with dates
- Keep the house in the same condition through closing
- Schedule utility shutoff or transfer for closing day and forward your mail Moving checklist (USPS)
- Keep homeowners insurance in force until the sale closes
7. Closing and Move-Out
- Leave every item the contract includes (appliances, fixtures, window coverings)
- Remove your belongings and trash before the buyer's final walkthrough Only if: You live there or it's vacant
- Leave keys, garage remotes, codes and appliance manuals
- Confirm your payout wiring instructions by phone with the closing agent
- Keep your closing statement for your tax return (IRS)
How the Checklist Is Built
The home selling checklist groups your sale into seven distinct stages. Stage one starts with planning the sale. Stage two focuses on repairs and physical preparation to address safety concerns before buyers tour. Stage three covers disclosures and legal documentation required by your state. Stage four covers listing and showings. Stage five handles offers and contract negotiation. Stage six covers being under contract, and stage seven manages closing and move-out.
Before spending money on preparation, calculate your estimated proceeds and evaluate potential tax obligations. Closing expenses reduce your cash from the sale, so calculate your net figures using the closing cost calculator. Under IRS Publication 523, single sellers can exclude up to $250,000 of gain on a primary residence. Married couples filing jointly can exclude up to $500,000 of gain. To qualify for this exclusion, you must have owned and occupied the house as your primary home for two of the five years preceding the sale. If the home was used as an investment property, review IRS Publication 527 and calculate taxes using the capital gains calculator.
For repairs and preparation, focus your budget on functional defects and safety issues that an inspector will note. Get quotes before starting any large cosmetic remodel. Buyers often price condition into their purchase offers. You can also consider a pre-listing inspection. If your home uses private waste treatment, the EPA septic guidance notes that septic tanks should be inspected regularly by a professional and pumped as needed.
Disclosures form the legal foundation of your transaction. State law sets required property disclosure forms, which vary by state. If the house was built before 1978, federal law requires sellers to disclose known lead-based paint and provide the official pamphlet per the EPA real estate disclosure rules. Buyers also receive a 10-day window to conduct an independent lead inspection unless they waive it. If the property belongs to a homeowners association, request resale documents early because they take time.
Your selling path shapes the rest of your preparation. Selling by owner adds planning, showing-safety, and contract-review steps. For rental sales, HUD tenant rights resources link to state laws that govern required entry notices and security deposit return rules. The climate switches add three prep items. A vacant house in a freezing climate gets a keep-the-heat-on or winterize step, a wildfire area adds clearing dead vegetation near the house, and a hurricane coast adds a plan for securing the house during hurricane season.
Start your sale preparation by calculating net proceeds and completing safety repairs, then assemble disclosures before marketing the home. If you are coordinating a purchase alongside your sale, follow our guide to buying and selling a house at the same time. Once an offer is accepted, the buyer will run their own final walkthrough checklist, so leave every included item in place and finish agreed repairs before that visit. Complete the questionnaire above, click the "Print or save as PDF" button, and begin working through your customized tasks.
A worked example
In our internal comparison, we ran the checklist's rules for two example homes to see how property traits change the required work. Scenario A evaluated an owner-occupied single-family house built after 2000 in Columbus, Ohio, listed with a real estate agent. The tool kept 30 of the 44 total library items.
Scenario B evaluated a vacant house built in 1965 in Chicago, Illinois, sold by owner with freezing winter conditions active. That scenario kept 33 of 44 library items. The tool drops the agent interviews, decluttering, and securing valuables, and adds for-sale-by-owner planning, showing-safety and contract-review steps, the vacant-home insurance check, keeping the heat on or winterizing while empty, and the pre-1978 lead disclosure.
Common mistakes to avoid
- Spending money on extensive cosmetic remodels without pricing repairs that an inspector will flag.
- Failing to gather homeowners association resale documents early.
- Setting an asking price from neighboring list prices rather than closed comparable sales.
- Leaving valuables visible during open houses and scheduled showings.
- Accepting payout wiring instructions by email without confirming them by phone with the closing agent.
- Comparing buyer purchase offers solely on price.
Frequently asked questions
What not to fix before selling your home?
Avoid spending money on major decorative remodels before getting written quotes, since buyers often price existing condition into their offers. Focus your funds on safety and function items that an inspector will flag.
What are things to avoid when selling your house?
Avoid setting your listing price based on neighboring asking prices instead of completed sales. Never hide known defects on state disclosure paperwork or leave valuables exposed during buyer tours. Do not evaluate purchase offers purely on price alone.
What documents do I need to sell my house?
You need state property disclosure forms and any documents required for your specific property type. If your home was constructed before 1978, federal lead paint disclosures are mandatory. Homes governed by a homeowners association also require HOA resale documents.
Do I have to pay tax when I sell my house?
Under IRS Publication 523, single filers can exclude up to $250,000 of gain on a primary residence. Married couples filing jointly can exclude up to $500,000. You must have owned and lived in the house for two of the five years preceding the sale date.
What disclosures does a seller have to make?
State law governs required seller disclosure statements, which vary by state. Federal law requires sellers of homes built before 1978 to disclose known lead paint hazards. Sellers must also provide the federal lead hazard educational pamphlet to prospective purchasers.
What changes if I sell without an agent?
Selling without an agent adds for-sale-by-owner planning, showing-safety, and contract-review steps to your checklist.
What if the house is vacant or rented out?
A vacant home adds the vacant-home insurance check, and in a freezing climate a step to keep the heat on or winterize the plumbing. If the property houses tenants, state laws referenced on HUD tenant rights pages govern landlord entry-notice rules. Landlords must also observe statutory rules for security deposit returns.
Can I print this home selling checklist?
Yes. Select your property features in the tool above to generate your customized list. Then click the "Print or save as PDF" button to print a worksheet with address lines or save a digital PDF copy to your device.
Sources
We prioritize primary sources for rules, formulas, rates, limits, and definitions. See our calculator methodology and editorial policy.
- IRS: Publication 523, Selling Your Home
- IRS: Publication 527, Residential Rental Property
- EPA: Septic systems
- American Red Cross: Winter storm safety
- Ready.gov: Wildfires
- Ready.gov: Hurricanes
- EPA: Real estate disclosures about lead-based paint
- HUD: Tenant rights, laws and protections by state
- USPS: Change of address