Get your home ready to sell, one step at a time.
A prep checklist that saves your progress, a listing-to-closing roadmap, and straight answers to the questions Spokane County sellers ask most. Free, no sign-up.
In this guide
Get-ready-to-sell checklist ↓
25 prep steps across your numbers, plan, paperwork, repairs, and presentation. Saves your progress and tells you what to do next.
Timeline roadmap ↓
What to do 2–3 months out, in the weeks before listing, on the market, and from contract to closing.
Seller myths vs. reality ↓
Pricing high, renovating first, online estimates — what's actually true.
Sellers' most-asked questions ↓
Value, timing, costs, repairs, disclosures, taxes — straight answers.
Get ready to sell
The five areas that make the difference between a stressful sale and a smooth one — in the order most sellers should tackle them.
Check things off as you go. Your progress is saved on this device, so you can come back over the coming weeks and pick up where you left off.
Know Your Numbers
0 of 5Your Plan & Timing
0 of 5Paperwork
0 of 5Repairs & Condition
0 of 5Presentation
0 of 5You've checked 0 of 25
You're at the start — which is the best time to plan.
Next step: Start with your numbers. A realistic value and a net-proceeds estimate shape every other decision. Request a home evaluation
Your selling roadmap
From the first conversation to handing over the keys — here's what happens at each stage.
2–3 Months Before Listing
Focus on your numbers and plan.
- Get a home evaluation
- Check current market conditions
- Request your mortgage payoff
- Estimate your net proceeds
- Decide: sell first, buy first, or both
Goal: Know your number and your plan.
2–6 Weeks Before Listing
Focus on preparation.
- Make repairs an inspector would flag
- Declutter, clean, and touch up paint
- Spruce up the yard and entry
- Gather repair records and warranties
- Complete the seller disclosure (Form 17)
Goal: A home that's ready for photos.
On the Market
Focus on the first two weeks.
- Professional photos and launch
- Keep the home show-ready
- Review showing feedback early
- Adjust quickly if showings are slow
- Compare offers by your net, not just price
Goal: The right offer on the right terms.
Under Contract to Closing
About 30–45 days with a financed buyer.
- Deliver the disclosure, if not already
- Respond to the inspection
- Appraisal and the buyer's loan approval
- Final walk-through
- Sign with escrow and hand over the keys
Goal: A smooth, on-time closing.
Three principles for a successful sale
Price on Evidence, Not Hope
Your list price should come from recent nearby sales and your home's real condition. A home gets the most attention in its first couple of weeks — pricing right from the start protects that window.
Fix What Matters, Skip What Doesn't
Repairs an inspector would flag, a deep clean, and fresh paint usually do more for your sale than a big remodel. Spend where buyers will notice, and price in the rest.
Know Your Net, Not Just Your Price
What you walk away with is the sale price minus your payoff, excise tax, and closing costs. Knowing that number before you list makes every decision — and every offer — easier to judge.
“William has been such a pleasure to work with! He is insightful and so knowledgeable about the field. He is helping me achieve my dreams that I never thought possible in homeownership. I feel more confident than I ever have about purchasing and how the real estate process works. If you're looking for guidance through the whole home buying and selling experience he is the guy to call. Thank you William!!”
Who this guide is for
- Homeowners thinking about selling in the next year
- Families moving up, downsizing, or relocating
- Anyone selling and buying at the same time
Common seller myths
What many sellers believe, and what's actually true.
Price high — you can always come down later.
Overpricing usually costs you the first few weeks, when buyer interest is highest. Homes that sit tend to need price cuts and can end up selling for less than if they'd been priced right from day one.
You have to renovate before you sell.
Major remodels rarely pay back their full cost at sale. Fixing real problems, cleaning, decluttering, and neutral paint are usually the better investment.
The online estimate is what my home is worth.
Automated estimates can't see inside your home — your updates, your roof's age, or the busy street out front. They can miss by tens of thousands of dollars either way.
My assessed value is my home's market value.
The county's assessed value is set for property taxes and often differs from what buyers will actually pay today. Recent comparable sales are the better guide.
Spring is the only good time to sell.
Spring brings the most buyers, but also the most competing listings. A well-prepared, well-priced home can sell in any season — your own timeline usually matters more.
Disclosing problems will scare buyers away.
Washington requires sellers to disclose what they know on the seller disclosure form, and a buyer can generally back out within three business days of receiving it. Being upfront early builds trust and avoids bigger problems later.
Questions sellers ask most
What's my home worth?
Your home is worth what a buyer will pay for it today, and the best evidence is recent sales of similar homes nearby, adjusted for size, condition, and updates. That comparison — a comparative market analysis — is far more reliable than an online estimate, and it's the same kind of evidence an appraiser uses.
How homes are priced in Spokane County →How long does it take to sell a house in Spokane?
Plan on roughly two to three months from first prep to closing. Getting ready takes a couple of weeks to a couple of months, time on the market varies the most with price and season, and closing with a financed buyer usually takes about 30–45 days after you accept an offer.
The full selling timeline →What should I fix before selling?
Start with anything an inspector is likely to flag — leaks, broken systems, safety issues, roof or drainage problems. Then focus on low-cost, high-impact work: decluttering, a deep clean, touch-up or neutral paint, and curb appeal. Big remodels usually don't pay for themselves at sale.
How to prep your home to sell →How much does it cost to sell a house in Spokane County?
The biggest costs are usually any commission you agree to and Washington's real estate excise tax — about 1.6% of the price on most homes in Spokane, Spokane Valley, Liberty Lake, and unincorporated Spokane County. Sellers also typically pay for the buyer's owner's title policy, a share of escrow fees, prorated property taxes, and their mortgage payoff.
Seller closing costs, line by line →When is the best time to sell?
Spring and early summer usually bring the most buyers in Spokane, along with the most competition. Winter is quieter, but the buyers out looking tend to be serious. In practice, the best time is when your home is ready and the move fits your life — a well-priced home sells in any season.
Should I sell my house before buying another one?
Selling first is lower risk: you know exactly what you'll have to spend, though you may need a short-term place to live. Buying first means one move, but you may need to carry two payments or make your offer contingent on selling, which can make it less competitive. Talking with a lender early shows which options fit your situation.
What do I have to disclose when I sell?
Washington sellers of most homes complete a seller disclosure statement (Form 17) covering what they know about the property — things like the roof, water, systems, and past issues. Unless the contract says otherwise, it's delivered within five business days of mutual acceptance, and the buyer generally has three business days after receiving it to back out. Disclosing fully and early keeps the deal on track.
Will I owe taxes when I sell my home?
Often not on a primary residence. Federal law lets many homeowners exclude up to $250,000 of gain ($500,000 for married couples filing jointly) if they've owned and lived in the home for at least two of the last five years. Washington's capital gains tax does not apply to real estate. Rentals, investment properties, and inherited homes follow different rules — check your situation with a CPA.
Is real estate commission negotiable?
Yes. Commission is set by agreement, not by law. Since 2024's nationwide changes, sellers also decide more directly whether and how to offer compensation to a buyer's agent. A good agent explains the options and trade-offs in plain terms before you sign anything.
Do I need to be home for showings?
No — it's usually better if you're not. Buyers feel more comfortable looking around and talking freely when the seller is out. A plan for pets, a quick tidy routine, and flexible showing times help your home get seen by as many buyers as possible.
Educational information only — not legal, tax, or financial advice. Your purchase agreement's terms govern your sale.
Want to know where you stand?
I'll put together a realistic value and a net-proceeds estimate for your home — personally, with no obligation to list.
Request a home evaluation