Download the illustrated The seller transaction PDF
Jump to a section
Begin with the outcome
Set the destination before choosing a list price.
Write down your move date, whether you need sale proceeds for another purchase, and your flexibility. Coordinate replacement housing and a backup plan before choosing the launch date.
The seller sequence
| Phase | Decision or deliverable |
|---|---|
| Prepare | Representation agreement, objectives, disclosures, property and ownership documents |
| Price | Comparable sales, current competition, condition adjustments, initial net sheet |
| Launch | Repairs/staging choices, accurate photography, listing details, showing plan |
| Negotiate | Compare price, credits, contingencies, deposit, financing, and dates |
| Under contract | Meet disclosure/access obligations; manage inspection, appraisal, title and association work |
| Close | Confirm payoff, final figures, signing, funds, and possession |
| After the sale | Retain records and complete tax, insurance, utility, and address follow-up |
Your sale brief
- Closing / possession / replacement housing plan:
- Mortgage payoff / desired proceeds:
Prepare the property and the file
Make informed preparation choices and disclose accurately.
Collect before launch
- Mortgage and lien information, ownership/trust/entity documents if applicable, and any power-of-attorney needs.
- Survey, prior title policy, permits, warranties, repair records, and insurance-claim information you have.
- Association contact, current dues, special assessments, rental/occupancy restrictions, and transfer requirements.
- Existing leases, tenant notices, service contracts, solar/equipment agreements, and items excluded from the sale.
- Property disclosures required for this transaction, completed honestly with professional guidance.
Ask which work is necessary for safety, insurance, financing, marketability, or presentation. A cosmetic improvement and a condition that prevents insurance coverage deserve different priority. Obtain written estimates for significant work, document completion, and avoid guaranteeing a return for every dollar spent.
Preparation decision
| Question | Useful evidence |
|---|---|
| Repair or disclose and price accordingly? | Inspection or specialist opinion, written estimate, contract implications |
| Improve presentation? | Condition of competing homes and likely buyer use |
| Pre-list inspection? | Time to address findings and disclosure implications |
| Tenant-occupied? | Lease terms, notice requirements, access and possession plan |
Price and launch with evidence
A useful pricing conversation separates sales evidence from seller goals.
Review recent comparable closed sales, pending activity where available, current competing listings, and differences in condition, size, location, waterfront exposure, and ownership costs. A neighbor’s asking price is evidence of competition, not proof that a buyer paid that amount. An automated estimate is one input and cannot inspect your property.
Before the listing goes live
- Approve the factual description, room counts, measurements or their source, included items, and association information.
- Confirm professional photography accurately represents the property and that any virtual staging is identified.
- Agree on showing instructions, notice, pet arrangements, valuables, access security, and feedback cadence.
- Set the initial pricing rationale and a review date based on the actual response.
- Confirm how your agent will report inquiries, showings, offers, and changes in comparable competition.
Launch control sheet
- List price / supporting comparable evidence:
- Preparation complete / photographer / launch date:
- Showing rules / feedback method:
- Review date / evidence that would trigger a change:
Compare offers as complete packages
Evaluate the buyer’s obligations and your remaining exposure.
Offer comparison
| Term | What to establish |
|---|---|
| Price and credits | Expected proceeds after concessions, negotiated compensation, repairs, and other costs |
| Financing evidence | Preapproval depth, loan type, down payment, proof of funds, and property eligibility |
| Deposit | Amount, due date, holder, and circumstances governing return or retention |
| Contingencies | Inspection, financing, appraisal, existing-home sale, association approval, and other rights |
| Closing and possession | Whether the dates match your move and replacement-home needs |
| Included items / repairs | Exactly what is being conveyed or completed |
| Assumption, if proposed | Servicer process, buyer cash gap, liability release, and VA entitlement implications |
Preapproval is useful but conditional. Ask about the review supporting the letter and whether the lender can work with the proposed property and schedule. If an offer relies on an assumption or a buyer’s home sale, identify the additional decision-makers and dependencies before accepting.
Sources: CFPB: Get a preapproval letter; VA: Assumption entitlement acknowledgment, Form 26-10291. Reviewed 2026-09-06.
Manage the contract period
Keep the property ready, the records available, and the calendar current.
Your responsibilities after acceptance
- Confirm the fully executed contract and every deadline with your agent.
- Provide agreed disclosures, association documents, access, and other required information on time.
- Keep utilities available for inspections, appraisal, and the final walkthrough as required.
- Respond to inspection negotiations through the agreed process; obtain written repair scope and receipts.
- Help the closing professional resolve liens, ownership, survey, estate, trust, or title exceptions.
- Confirm any association transfer, estoppel, approval, or assessment work is underway.
- Continue maintaining and insuring the property through the agreed transfer of risk and possession.
An inspection request, appraisal issue, or financing condition does not automatically end the transaction. The contract determines rights and notice deadlines. Ask what decision must be made now, what evidence is needed, and what happens if the parties do not agree.
Track open matters
- Inspection decision / repair obligations:
- Appraisal or finance issue / responsible person:
- Title / association documents still needed:
- Amendments changing closing or possession:
Sources: CFPB: Documents before closing; Florida DBPR: Condominium FAQs. Reviewed 2026-09-06.
Closing day and the handoff
Know the difference between signing, disbursement, and possession.
Obtain the final seller settlement statement and review the price, mortgage payoff, liens, negotiated charges, credits, taxes, assessments, and expected proceeds. A loan balance shown online may differ from a formal payoff because of daily interest and fees. The closing professional should obtain the applicable payoff.
The final checklist
- Confirm your identification, signing appointment, approved remote-signing method, and any required witnesses or notarization.
- Verify where proceeds will be sent using the closing professional’s trusted contact process.
- Complete agreed repairs and retain supporting invoices or permits.
- Remove belongings and provide keys, remotes, codes, and included items according to the contract.
- Confirm funding and possession before cancelling coverage or handing over access.
- Plan utility termination and forwarding without interrupting a required walkthrough.
Retain your closing statement, purchase/improvement records, payoff confirmations, and other relevant documents for your tax adviser. Discuss gain, exclusions, reporting, and out-of-state or other special circumstances with that adviser rather than assuming every sale is tax-free.
Sources: CFPB: Documents before closing. Reviewed 2026-09-06.
Your seller deadline and proceeds sheet
Use exact dates and written estimates from the people handling the transaction.
Transaction control
- Listing agreement / disclosures complete:
- Launch / feedback review:
- Contract effective date / deposit due:
- Inspection decision / repair completion:
- Title / association / appraisal milestones:
- Formal payoff valid through / final proceeds estimate:
- Signing / funding / possession / move-out:
- Replacement housing contingency / backup plan:
Your next step
Use the client guide library with our buyer representation, seller services, and neighborhood guides. Contact Gregg to build a property-specific plan.