If you're planning to sell your home, don't do another thing until you read this. These are the non-negotiables for preparing your home for sale, the steps that actually get you your money back, help you sell faster, and get top dollar.
Key Takeaways
- Most buyers see your home online first, through photos and video, sometimes multiple times, before ever stepping inside.
- Curb appeal, deep cleaning, decluttering, minor repairs, and staging are the non-negotiables before you list.
- You'll see your biggest boost in showings during the first week on market, so launch with great photos, video, and the right price.
- Pricing too high to leave room for negotiation slows momentum and can cause your home to sell for less than pricing it right from the start.
- Only about 50% of buyers' agents share showing feedback, and that's normal, not a sign something's wrong.
- Open houses rarely generate serious interest outside the first weekend on market or right after a price drop.
Why Home Prep Isn't Optional
Once it's time to sell, you have to think of your home as an investment. That might mean packing up some personal items, making small investments in professional services, and preparing your home to impress buyers from the very first photo. Every detail matters.
In my nearly 20 years in real estate, leading a team that sells hundreds of homes a year, one thing is clear: sellers often want to rush this process. They call and say, "let's get my home on the market tomorrow." But throwing your home up without prep can cost you. Buyers won't overlook clutter, dirt, or small repairs that are needed, unless it's a crazy hot seller's market, and usually it's not.
Here's the truth: most buyers' first impression of your home is online. They study the photos, they watch the videos, sometimes multiple times, before ever stepping inside. If your home looks cluttered, your windows are dirty, or your counters and bedding are messy, a buyer could skip your listing altogether.
Curb Appeal Sets the Tone
Your front yard, landscaping, and exterior set the tone before a buyer ever walks in. Trim your bushes, pull your weeds, cut the grass, and if you have a pool, make sure it's clean, sparkling, and inviting. Pressure wash patios, clean your outdoor furniture, plant fresh flowers, and consider a fresh coat of paint on your front door or a new welcome mat.
You'll also want to clean your windows and screens, since bright, clean windows bring in light and make your home feel fresh. Professional window cleaning is worth the investment, and hiding dark screens in the garage can make your home feel even lighter. Light and bright, every time.
Declutter: The "Pre-Packing" Method
This is a big one. Most people are still living in their homes while selling, but the goal is to make it look like you don't. I call this pre-packing. Start the moving process while your home is getting ready to sell.
Focus on the spaces buyers see and photograph most: living rooms, bedrooms, bathrooms, laundry rooms. Pack or hide personal items, family photos, and anything that will distract buyers. Donate what you don't use. Move bulky furniture that crowds rooms, or rent a storage unit. Grab some boxes and pre-pack items that make a space look cluttered. We'd much rather see your clutter boxed up in the garage than sitting in the living space.
Clear your kitchens and bathrooms. Hide the paper towels and toiletries. Remove magnets and papers from the fridge. Pack up your collectibles. Tuck away even your shampoo bottles in the shower. For cluttered shelves, like your laundry room, grab a few matching baskets and neatly hide the items inside.
For photo day, be extra careful to hide any signs of pets. I love animals, but hide the dog toys, cat condos, food bowls, and toys. Anything that doesn't belong can go in the garage or closet during the shoot. The smallest item can stand out in a photo, so don't overlook anything.
A decluttered home instantly feels bigger, brighter, and more inviting. And the best part: homes that are properly deep cleaned and decluttered sell for more.
Deep Clean: One of the Most Important Steps
A spotless home makes a huge difference. Hiring professional cleaners is often worth the investment. Beyond the basics, consider grout and carpet cleaning if needed. These details make your home shine online and in person, attracting more buyers and higher offers. Schedule the deep clean right before your photo and video shoot.
Here's my tip: don't be like most sellers. Most sellers want to rush the prep process, or they don't understand how important it really is. You have to deep clean. You have to declutter. Even if that means an extra week before you go on the market, it's fine. It's better to take the time than to rush, especially in a slower market.
Fix the Small Stuff
You really need to consider fixing minor repairs: that leaky faucet, holes that need patching, rooms that need a repaint. Change the air filters. Replace every burnt-out lightbulb. Small things make a big impression. If you have bold or dark colors in the main living areas, paint them a neutral, light color to maximize space and light. Rearrange furniture to make rooms feel larger, and open the curtains to let in as much natural light as possible. Light and bright is key.
Staging: Aim for Luxury Hotel Vibes
Crisp white sheets, neutral comforters, four pillows on every bed, and light, fresh towels in the bathrooms. Consider investing in a few new touches, a neutral throw pillow, a fresh welcome mat. Small updates can elevate the whole space. If you've already moved out, professional staging or even virtual staging can make a huge difference in how buyers perceive your home.
Notice the trend here: light, bright, neutral, white. Walk through your home and look for bold colors. If your primary bedroom bedding is worn or dark, consider a new down comforter with a white duvet cover. Light and bright, every single time.
Want a second set of eyes on your home before you list? Let's walk it together.
Address the Smell
When buyers tour your home, pet odors, cigarette smoke, or strong cooking smells can turn them off instantly. Candles and air fresheners help, but it's important to address the source so your home feels genuinely fresh and inviting, not just masked. This applies to prep and to every day your home is on the market.
Getting Ready for Showings
The next step after your photos and videos are ready is one many sellers dread most: showings. But here's the truth. People have to see your home for it to sell. It's an essential part of the process.
You'll typically see the biggest boost in showings during the first week on market. That's why it's crucial to launch your listing with amazing photos and videos, and price your home right from the start. Pricing too high to leave room for negotiation can actually slow down momentum and cause your home to sell for less than if you'd priced it right from the beginning.
A traditional home may only see about one or two showings a week, so if you're not getting tons of traffic, don't panic. Showings are usually scheduled the night before. You'll get a text alert when a licensed agent wants to show your property, and you can confirm or decline right from the text. If the time doesn't work, your agent can rearrange it. Occasionally last-minute requests come in, but most of the time you'll get good notice.
Keeping Your Home Show-Ready
While your home is on the market, keep it clean and ready for every showing, inside and out. Sweep the front porch, keep landscaping neat, and weekly professional cleanings are often worth the investment during this period. Buyers usually tour with just their agent, your listing agent typically doesn't attend unless there's a special circumstance.
Make the home inviting. Put on light music. Leave a few bottles of water or snacks out, a nice touch since showings usually only last about 15 minutes. Buyers have already studied your photos and videos online, so make sure your home smells fresh and don't cook anything with a lingering odor before a showing. Hide valuables and medications before buyers start coming through. Anything that doesn't belong in the space can be tucked in a closet or garage for the day, even small items stand out during showings.
The Truth About Showing Feedback
This is one of the most frustrating parts for sellers: you can have a showing and never hear how it went. It's not because your agent isn't trying. After a showing, the buyer's agent gets an automatic feedback request right to their phone, and your agent is usually calling and texting to try to get that feedback for you.
But some agents won't leave feedback because it can be tricky. If a buyer says the home smells like animals, for example, sharing that with the seller can feel offensive, and it can complicate things later at the negotiating table. Only about 50% of buyers' agents will even be willing to share feedback with you, so you might not hear how every showing went. That's okay. Sometimes no feedback is feedback. If a buyer were really interested, they'd usually be calling with questions. And sometimes agents are simply touring 15 homes a day and don't remember the specific details of yours.
The Truth About Open Houses
A lot of sellers want the truth about open houses. Many sellers don't love the idea of unqualified, random people walking through their homes, and that's for good reason. Open houses rarely generate serious interest unless it's the first weekend on market or right after a price reduction. Buyers are savvy. If they want to see your home, they can easily schedule a showing through any number of apps, or simply call the listing agent.
In my nearly 20 years in real estate, selling hundreds of homes a year, it is extremely rare for a home to sell as a direct result of an open house. If you don't want to host one, you don't have to. It probably won't impact whether your home sells.
The Bottom Line
Showings can feel stressful, but proper prep makes a huge difference. Clean, decluttered, inviting homes sell faster, for more money, and with less hassle.
Frequently Asked Questions
What's the most important thing to do before listing my home?
Curb appeal, decluttering, a deep clean, minor repairs, and staging, in that order. Buyers form their first impression online, through photos and video, often before they ever step inside.
What is "pre-packing" and why does it matter?
Pre-packing means starting your move early by packing away personal items, family photos, and anything that makes a space feel cluttered, so your home looks like a model home rather than a lived-in space during showings and photos.
How many showings should I expect once my home is listed?
A traditional home typically sees about one or two showings a week, with the biggest boost happening in the first week on market. Low traffic after that isn't necessarily a bad sign.
Will I always get feedback after a showing?
No. Only about 50% of buyers' agents share feedback, even though your agent is actively working to get it. No feedback isn't necessarily bad news, it's simply common in this process.
Are open houses worth doing?
Rarely. Open houses almost never directly result in a sale, outside of the first weekend on market or right after a price reduction. Skipping one typically has little to no effect on whether your home sells.
Should I overprice my home to leave room for negotiation?
No. Pricing too high slows down early momentum, when showings are highest, and can result in your home selling for less than if it had been priced correctly from the start.
