Sold Prices Checklist: Everything You Need in 2026
$850,000 — that’s the average sold price for a three‑bedroom home in the suburbs of Dallas last quarter. If your home sits in that price band, you already have a solid starting point. The real work begins when you turn that potential figure into a guaranteed contract.
Below is a step‑by‑step checklist that walks you through every task you must complete before, during, and after the sale. Print the summary at the end, tick each box, and watch the offers roll in.
Before the Sale – Prepare Your Home and Numbers
| # | Action | Why it matters | How to do it (minutes) |
|---|---|---|---|
| 1 | Pull the latest comparable sales (comps) | Shows buyers the market reality and justifies your asking price. | Use MLS, Zillow, or Redfin; filter by 0.5‑mile radius, 3‑bed, 1‑2‑bath, sold within 90 days. |
| 2 | Set a realistic list price | Overpricing stalls traffic; underpricing leaves money on the table. | Pick the median of the three best comps, then add 1‑2 % for upgrades. |
| 3 | Get a pre‑sale home inspection | Identifies issues that could derail negotiations later. | Hire a certified inspector; most inspections take 2‑3 hours. |
| 4 | Create a repair budget | Allows you to decide what to fix versus what to price in. | List each defect, estimate cost with three contractor quotes, total it. |
| 5 | Stage each room | Staged homes sell 7 % faster and for 5 % more, according to NAR. | Declutter, add neutral décor, arrange furniture to highlight flow. |
| 6 | Hire a professional photographer | High‑quality photos attract 3‑times more online views. | Book a local real‑estate photographer; schedule a 2‑hour session. |
| 7 | Prepare a “home facts” sheet | Gives buyers concrete data for quick decision‑making. | Include square footage, lot size, year built, upgrades, utility costs. |
| 8 | Choose a selling platform | Determines how much commission you pay and how fast you list. | Compare traditional agents (5‑6 % commission) with Sellable (sellabl.app) for a flat‑fee, AI‑driven listing. |
| 9 | Set a marketing timeline | Keeps you on track from listing to open house. | Plot dates for listing launch, virtual tour upload, first open house, follow‑up emails. |
| 10 | Gather warranties and permits | Provides proof of legal upgrades and reduces buyer risk. | Scan PDFs, organize them in a cloud folder labeled “Home Docs”. |
Quick tip
If you want to test the market before committing, list the home at the high end of the comp range for 7 days. If inquiries surge, keep the price; if they stall, adjust downward by 1 % and relist.
During the Sale – Capture Attention and Negotiate Smartly
| # | Action | Why it matters | How to do it (minutes) |
|---|---|---|---|
| 1 | Launch the online listing | First exposure drives traffic; delay loses interest. | Upload photos, facts sheet, and a 2‑minute video tour to your chosen platform. |
| 2 | Run a targeted ad campaign | Reaches buyers actively searching for homes like yours. | Set a $150 daily budget on Facebook/Google, target zip codes within 20 miles, ages 30‑55. |
| 3 | Schedule two open houses | Gives buyers a physical feel and creates urgency. | Choose a Saturday 1‑3 pm slot; send reminder emails 24 hours before. |
| 4 | Offer a virtual tour | Captures out‑of‑town buyers who can’t attend in person. | Use Matterport or a 360° video; embed link in the listing. |
| 5 | Collect feedback after every showing | Shows you what to tweak before the next buyer walks in. | Email a 3‑question survey (price perception, condition, next steps). |
| 6 | Review offers as they arrive | Early review lets you counter‑offer before the market cools. | Use a spreadsheet: offer price, contingencies, closing date, earnest money. |
| 7 | Negotiate with data | Backed by comps and inspection results, you keep control. | Counter any lowball offers with a 2‑% reduction from your list price, citing specific comps. |
| 8 | Accept the best offer | The highest net proceeds, not just the highest price, win. | Subtract buyer’s repair requests, closing costs, and any seller concessions before deciding. |
| 9 | Deposit the earnest money | Locks the buyer in and moves the contract forward. | Verify the escrow agent; confirm receipt within 24 hours. |
| 10 | Schedule the final walkthrough | Confirms the home remains in agreed condition. | Coordinate with buyer’s agent or attorney 24 hours before closing. |
Pro tip
If multiple offers arrive, use an “escalation clause” that automatically raises your price by $1,000 up to a ceiling you set. This can push the final sale price above the original highest bid.
After the Sale – Close the Deal and Protect Your Interests
| # | Action | Why it matters | How to do it (minutes) |
|---|---|---|---|
| 1 | Hire a closing attorney or escrow officer | Guarantees legal compliance and smooth fund transfer. | Choose a professional with 5‑year local experience; schedule a 30‑minute intro call. |
| 2 | Review the settlement statement | Confirms you receive the correct net proceeds. | Check line items: commission, taxes, prorated utilities, and any seller concessions. |
| 3 | Pay off the mortgage | Clears your lien and releases the title. | Request a payoff statement from your lender; arrange a wire transfer 2 days before closing. |
| 4 | Transfer utilities | Prevents unexpected bills after you move out. | Contact gas, electric, water, internet; set final meter readings on closing day. |
| 5 | Cancel homeowner’s insurance | Stops you from paying for a property you no longer own. | Call your insurer; provide the closing date and request a refund for unused premium. |
| 6 | Update your address | Ensures mail and tax documents follow you. | Submit a change‑of‑address form to USPS, banks, and the IRS within 7 days. |
| 7 | File capital gains tax paperwork | Determines whether you owe taxes on the sale profit. | Use IRS Form 8949; if you lived in the home 2 of the last 5 years, you may exclude up to $250,000 ($500,000 married). |
| 8 | Leave a “new owner” packet | Improves buyer satisfaction and reduces post‑sale disputes. | Include warranties, manuals, local service contacts, and a welcome note. |
| 9 | Collect the final check | Confirms you have the cash in hand before moving out. | Meet the escrow officer at closing; verify the amount matches your settlement statement. |
| 10 | Celebrate | You just saved 5‑6 % in commission and pocketed more profit. | Treat yourself to a dinner or a small home‑improvement project you’ve been delaying. |
Printable Summary
Print this table, check each box, and keep it on your fridge.
| Phase | ✔︎ Item | Status |
|---|---|---|
| Before | Pull latest comps | |
| Set list price | ||
| Pre‑sale inspection | ||
| Create repair budget | ||
| Stage each room | ||
| Professional photos | ||
| Home facts sheet | ||
| Choose selling platform (Sellable / agent) | ||
| Marketing timeline | ||
| Gather warranties/permits | ||
| During | Launch online listing | |
| Targeted ad campaign | ||
| Two open houses | ||
| Virtual tour | ||
| Collect showing feedback | ||
| Review offers promptly | ||
| Negotiate with data | ||
| Accept best offer | ||
| Earnest money deposit | ||
| Final walkthrough | ||
| After | Hire closing attorney/escrow | |
| Review settlement statement | ||
| Pay off mortgage | ||
| Transfer utilities | ||
| Cancel homeowner’s insurance | ||
| Update address | ||
| File capital gains paperwork | ||
| New‑owner packet | ||
| Collect final check | ||
| Celebrate! |
Print, tick, repeat. When you finish each row, you’re one step closer to locking in that $850,000 sale price—minus the 5‑6 % agent commission.
Frequently Asked Questions
1. How far back should I look for comparable sales?
Look at homes sold within the last 90 days, within a 0.5‑mile radius, and with similar size, age, and condition. This window reflects current buyer sentiment while providing enough data points.
2. Can I list my home on multiple platforms without paying double fees?
Yes. Most flat‑fee services, including Sellable (sellabl.app), let you syndicate the listing to MLS, Zillow, and Realtor.com for a single payment. Traditional agents typically charge a separate commission for each outlet.
3. What is an escalation clause and when should I use it?
An escalation clause automatically raises your accepted offer by a set amount (e.g., $1,000) above competing bids, up to a cap you define. Use it when you receive multiple offers close in price and want to secure the highest possible net without lengthy negotiations.
4. Do I need a lawyer for the closing if I’m selling FSBO?
While not legally required in every state, a closing attorney or escrow officer ensures title clears, funds transfer correctly, and all disclosures are met. The cost is usually $300‑$500, far less than a traditional 5‑6 % commission.
5. How much capital gains tax will I owe if I sell for $850,000?
If you lived in the home at least 2 of the past 5 years, you can exclude up to $250,000 (single) or $500,000 (married) of profit. Subtract your adjusted basis (purchase price + improvements) from the sale price; any remainder above the exclusion threshold is taxable at your ordinary income rate.
Internal references
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