# Selling your home in North Idaho: seller's guide

Source: https://shanegreenfield.com/selling-your-home

The step-by-step plan I use with every seller, from the first walkthrough to closing day. Download the full guide or read it here.

Download the free 24-page PDF: https://shanegreenfield.com/guides/north-idaho-seller-guide.pdf

## From listed to sold: the 7 steps
1. Meet with your agent: We walk through the home together and talk about your timing, goals and next move.
2. Set the price: An asking price based on the current market and comparable homes that have sold and are for sale now.
3. Prepare the home: Repairs, updates, decluttering and staging, so buyers see the house at its best.
4. List and market: Professional photos, drone and video, the MLS, Zillow and Realtor.com, social media and my agent network.
5. Offers and negotiation: We compare every offer on price, terms, financing and timeline, not just the top number.
6. Inspection and appraisal: Buyers inspect, lenders appraise, and we negotiate any repairs.
7. Closing: Documents are signed, funds are disbursed and ownership transfers to the buyer.

## Pricing your home to sell

Market value is based on the current market, location, neighborhood, age and condition of the home, and improvements. What you want for the house, or what you've spent on it, doesn't set the value. The market does.

Pricing strategy can be the difference between selling right away and sitting for months. A home priced at fair market value from day one attracts more buyers, is more likely to get multiple offers, and usually sells faster.

## Top 5 ways to prep your home to sell fast
1. Start with the right price: Homes priced strategically from the start sell faster than homes priced too high. Comparing what has sold and what's for sale near you sets a fair list price.
2. Depersonalize and declutter: Buyers need to picture the home as theirs. Put away family photos and pack what you can live without for a few months. You're moving anyway.
3. Clean like you've never cleaned before: Spotless kitchen, bathrooms and floors. Buyers notice.
4. Make maintenance a priority: Visible repairs make buyers wonder what else is wrong, and can cost you thousands. A pre-listing inspection can head off surprises.
5. Be ready to show: Saying yes to showing requests gets more buyers through the door. Keep the house close to show-ready so you can tidy up and leave quickly.

## 7 easy curb appeal tips
1. Paint the front door: A fresh coat on the door, steps, railings and trim makes a strong first impression.
2. Add flowers to the porch: New planters with bright flowers make the entry feel warm and welcoming.
3. Pressure wash the driveway: A clean driveway and walkway says the home has been cared for.
4. Update exterior light fixtures: Replace tired builder-grade fixtures, and check the front door handle and lockset too.
5. Keep the lawn and garden tidy: Mow, edge and clean up the beds. An overgrown yard makes buyers think the house was neglected.
6. Add or replace house numbers: Clear numbers you can read from the street, and a mailbox in good shape.
7. Put out a new welcome mat: Small details make a home feel inviting from the first step.

## Photo and showing checklist
- Ahead of time: inside: Clear flat surfaces and the fridge door, take down family photos, replace burnt-out bulbs and dust fixtures, deep clean, and touch up paint. Don't stuff closets, buyers look in there too.
- Ahead of time: outside: Clear yard clutter, trim bushes, clean flower beds, plant some color and pressure wash walks and driveway.
- Day of photos or showings: Clear kitchen counters, put dishes and cleaning supplies away, hang towels neatly, close toilet lids, make beds, put pets' things out of sight, turn on all the lights and turn off ceiling fans. Make sure there are no lingering cooking or pet odors.

## How Shane markets your home

Your home goes on the MLS, where every local agent searching for buyers can see it, and syndicates to Zillow, Realtor.com and the major home search sites.

Professional photos, drone footage, video and a virtual walkthrough let buyers tour it in detail online, including out-of-state buyers who can't get here yet.

I promote listings on Instagram, Facebook, YouTube, X and TikTok, send them to my email list and active buyers, and share them with my network of agents. Signage, a lockbox for easy showings and a well-timed open house round it out.

## Offers and negotiation
- The highest price isn't always the best offer: A lower cash offer can beat a higher financed one if it's more likely to close and closes faster. We weigh price against risk and timing.
- Closing date: Some buyers want in right away, others need time to sell their own home. Pick the timeline that works for you, or flex to make the deal work.
- Closing costs: Buyers pay most closing costs, but they may ask the seller to cover part of them as part of the negotiation.
- Contingencies: Financing, inspection and home-sale contingencies let a buyer walk away without penalty if terms aren't met. Their terms are negotiable.

## Under contract
- Inspection: The buyer's inspector checks the home's condition. If issues come up, the buyer can ask for repairs, a price change or walk away within their contingency.
- Repair requests: Most requests are negotiable. Both sides agree on what gets fixed, what doesn't, and whether there's a credit or price reduction instead.
- Appraisal: If the buyer has a loan, the lender orders an appraisal to confirm the home is worth the loan amount.
- Final walkthrough: Right before closing, the buyer confirms the home is in the agreed condition and repairs are done.

## Closing day
- Seller closing expenses can include: Title insurance, commissions per your listing agreement, recording fees, prorated property taxes, your remaining mortgage balance, and any unpaid assessments or liens.
- Bring to closing: Government-issued photo ID, house keys, garage door openers and mailbox keys.

## Questions

### What's my home worth?
Start with the free instant valuation on this site, then let me do a full market analysis. I'll walk the home and compare it to what has actually sold nearby, which is far more accurate than an online estimate.

### Should I fix things before I list?
Fix anything that's broken or will show up on an inspection, and focus on paint, cleaning and curb appeal. Big remodels rarely pay for themselves right before a sale. I'll tell you what's worth it for your home.

### How long does it take to sell?
It depends on price, condition and the season. A well-priced, well-prepared home gets most of its attention in the first two weeks. Once you're under contract, closing usually takes 30 to 45 days with a financed buyer.

### Do I need to be home for showings?
No, and it's better if you're not. A lockbox lets agents show the home, and buyers feel more comfortable looking around when the sellers are out.

### What does it cost to sell?
Typical seller costs include commissions as agreed in your listing agreement, title insurance, recording fees, prorated taxes and payoff of any loans or liens. I'll give you a net sheet so you know your bottom line before you list.

Free home valuation: https://shanegreenfield.com/seller/valuation/

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Shane Greenfield, REALTOR® · Living CDA Realty Group | eXp Realty · 601 E Front Ave #301, Coeur d'Alene, ID 83814 · Call or text 208-640-1269 · sold@shanegreenfield.com