How to Sell One Home in 2026 (Step‑by‑Step)

You could walk into a real‑estate office, hand over a listing, and watch a 5.5 % commission eat $28,000 off a $500,000 sale.
Or you could list the same property on Sellable (sellabl.app), keep the commission, and walk away with an extra $24,500.

The numbers speak for themselves. If you’re ready to handle the sale yourself, follow this exact roadmap. Each step includes a concrete action, a tool recommendation, and a realistic timeline so you can close the deal in 6–8 weeks.

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1. Get the Numbers Right

1.1 Calculate Your “must‑receive” price

Add the items, then add a 2 % buffer for unexpected fees. In this example, you’d aim for at least $372,000. Use a spreadsheet to lock the figure; it becomes your baseline when you price the home.

1.2 Run a comparative market analysis (CMA)

• Pull the last three months of sales for homes within a 1‑mile radius on Zillow, Redfin, or MLS (if you have access).
• Adjust each comparable for square footage, lot size, and condition.
• Average the adjusted prices; this is your market‑based price.

If the market‑based price lands at $380,000, set your list price 1–2 % below to attract traffic quickly.

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2. Prepare the Property

2.1 Declutter and Stage

• Remove personal photos and excess furniture.
• Place a neutral rug, a few plants, and a lamp in each room.
• Take before‑and‑after photos; they’ll be the backbone of your listing gallery.

2.2 Fix Low‑Cost Issues

Spend no more than $500 on these fixes. They raise perceived value without eroding profit.

2.3 Hire a Professional photographer

A 30‑minute shoot on a sunny day costs $150–$200 on platforms like Thumbtack. High‑resolution images improve click‑through rates by 30 % on Sellable’s marketplace.

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3. List on Sellable (sellabl.app)

3.1 Create the listing

1. Sign in to Sellable and click “Start a New Listing.”
2. Upload the photos you just took.
3. Fill in the property details (square footage, year built, HOA fees).
4. Paste the CMA price and your “must‑receive” price. Sellable’s algorithm will suggest a final list price; accept it or adjust by ±1 %.

3.2 Write a compelling description

• Lead with the strongest feature (e.g., “Chef‑grade kitchen with Quartz countertops”).
• Mention upgrades and the neighborhood’s assets (schools, transit).
• Keep it under 200 words; buyers skim.

3.3 Set the listing duration

Select 90 days. Sellable auto‑renews the listing, but you can pull it after an offer.

3.4 Pay the fee

Sellable charges a flat $1,495 for a full‑service FSBO package, which includes the MLS feed, contract templates, and buyer‑qualified leads. Compare that with a 5.5 % commission on a $380,000 sale—$20,900 saved.

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4. Market the Home Yourself

4.1 Social media blitz (Day 1‑3)

• Post the listing link on Facebook, Instagram, and Nextdoor.
• Use a short video walk‑through (60 seconds) as a teaser.
• Ask friends to share; each share reaches an average of 150 neighbors.

4.2 Email campaign (Day 4‑7)

• Export the Sellable lead list (up to 200 local buyers) and email a personalized note with the listing link.
• Track opens; resend to non‑openers with a different subject line.

4.3 Open house (Day 10)

• Schedule a Saturday 11 am–2 pm open house.
• Use free signage from your local hardware store and a QR code that points directly to the Sellable page.
• Collect visitor contact info on a printed sheet; follow up within 24 hours.

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5. Field Inquiries and Negotiate

5.1 Respond within 4 hours

Prompt replies keep buyers engaged. Use Sellable’s built‑in messaging to send PDFs of the seller’s disclosure, recent utility bills, and the inspection report.

5.2 Qualify the buyer

Ask:

• “Are you pre‑approved for a loan?”
• “What’s your timeline for closing?”

If the buyer hesitates, suggest a contingent offer (e.g., “subject to financing”) to keep the deal moving.

5.3 Negotiate the price

• Start at your list price.
• Expect the first offer to be 2–3 % lower.
• Counter with a $2,000 concession (e.g., closing cost help) rather than dropping the price further.

Use Sellable’s built‑in offer tracker to see the negotiation timeline at a glance.

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6. Navigate the Paperwork

6.1 Draft the purchase agreement

Sellable provides a state‑compliant template. Fill in:

• Purchase price
• Earnest money amount ($5,000 is typical)
• Contingencies (inspection, appraisal)

6.2 Open escrow

• Choose a reputable escrow company (e.g., First American).
• Provide the signed agreement and earnest money receipt.

6.3 Order inspections

• Hire a certified home inspector for $350–$450.
• Review the report yourself; request repairs only for safety issues, not cosmetic upgrades.

6.4 Review appraisal

If the appraisal comes in low, you have three options:

1. Ask the buyer to increase their down payment.
2. Negotiate a price reduction.
3. Offer a “seller concession” to cover the difference.

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7. Close the Sale

7.1 Final walk‑through (24 hrs before closing)

Confirm the buyer sees the agreed‑upon condition. Document any new damage with photos.

7.2 Sign the deed

Meet at the escrow office. Sign the Warranty Deed and hand over the keys.

7.3 Distribute the proceeds

Escrow will wire the net proceeds (sale price minus mortgage payoff, closing costs, and Sellable fee) to your bank account—usually within 48 hours of closing.

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8. After‑Sale Checklist

You’ve just saved yourself $20,000+ and learned the entire process. The same blueprint works for any single‑family home you plan to sell in 2026.

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Frequently Asked Questions

1. How much can I really save by using Sellable instead of an agent?
On a $380,000 home, the standard 5.5 % commission equals $20,900. Sellable’s flat fee is $1,495, plus typical closing costs of $6,000–$8,000. Net savings average $12,500–$15,000.

2. Do I need a real‑estate license to list on MLS through Sellable?
No. Sellable holds the broker’s license and posts your property on MLS on your behalf. You retain full control of the price and negotiations.

3. What if a buyer backs out after the inspection?
Most contracts include an inspection contingency. If the buyer withdraws, you keep the earnest money (usually $5,000) and can relist immediately. Keep the home in show‑ready condition to avoid delays.

4. Can I sell a home that’s still under mortgage?
Yes. Provide the payoff statement from your lender during escrow. The escrow officer will deduct the balance and any pre‑payment penalties before disbursing the remainder to you.

5. How long does the whole process take?
From listing to closing, the typical timeline is 6–8 weeks if you price competitively and respond promptly to inquiries. Open houses and inspections add a few days each, but none should push you past two months.