Where Every
Client Feels
At Home

Pack away family photos, sports trophies, collectibles, and personal mementos. Put them in storage -- not just in the attic or garage. You want buyers to imagine their own memories in the space.

Kitchen: Clear every counter. Even the toaster. Clean out cabinets so they look spacious. Buyers will open everything.

Closets: Box up rarely-worn clothing and store off-site. Closets that look full send a negative message about storage space.

Furniture: Less is more. Tour builder model homes for inspiration on how to arrange and reduce furniture to maximize the feeling of space.

Storage areas: Basements, garages, attics, and sheds should be as empty as possible. Buyers want to imagine what they'd do with the space -- not navigate around your stuff.

Plumbing: Fixtures should look shiny and new. Replace washers on leaky faucets. Check water pressure and look for porcelain stains.

Painting: One of the best investments you can make. Use neutral off-white tones that appeal broadly and make rooms feel bright and spacious. Do it yourself if possible to keep costs down.

Ceilings & Walls: Check for water stains, scuffs, and outdated color. Address any active leaks before listing.

Flooring: Have carpets professionally cleaned. Only replace flooring if it's visibly worn or dated -- choose neutral, inexpensive options.

Windows & Doors: Make sure everything opens, closes, and locks smoothly. WD-40 is your friend. Replace any cracked panes before showing.

Odors: Minimize indoor smoking. Address pet odors thoroughly. Avoid heavy masking sprays -- something natural like a potpourri pot is far more effective.

A buyer's first impression forms before they even step out of the car. Walk across the street and look at your house objectively.

Landscaping: Keep lawns freshly cut and edged. Plant mature flowers for instant color. Skip trees and bulbs -- they won't mature fast enough. Remove any obvious eyesores.

Paint: If the house looks tired and faded, a fresh exterior paint job is one of the best investments you can make. Choose a color that fits the neighborhood.

Front door: Polish fixtures until they gleam. Repaint or refinish the door if needed. Get a new door mat. Make sure the lock works easily -- a sticky lock is a bad first impression for buyer agents.

Back yard: Keep it tidy. Pools and spas should be clean and maintained. Remove elaborate play equipment if possible to maximize the sense of space.

Overpricing is one of the most costly mistakes a seller can make. If your price is too high, fewer agents will preview your home. When you eventually drop the price, the initial excitement is gone and your home is "old news."

Beware of agents who suggest a higher listing price than others -- this practice is called "buying a listing" and often leads to a longer time on market and a lower final sale price than you would have received with realistic pricing from the start.

Even if you find a buyer at an above-market price, the mortgage lender's appraisal may not support it. If the home doesn't appraise, the deal falls apart.

Price it right from day one. The first two weeks on market generate the most interest -- don't waste that window.

Exclusive Right to Sell (Most Common): Regardless of who finds the buyer -- even if you find one yourself -- your listing agent earns the commission. This is the only contract serious agents accept because it gives them fair incentive to actively market your property.

Exclusive Agency: The agent earns a commission only if they (or another agent) finds the buyer. If you find one yourself, no commission is owed. Agents have little incentive to actively market these listings.

Open Listing: Multiple agents can show your home, but only the one who brings the buyer earns a commission. No agent will spend money marketing an open listing. Your exposure is minimal.

One-Time Show: Used when an agent shows a for-sale-by-owner property to one specific client. Protects the agent's commission for that particular buyer.

Be available: Your home should be available for showing whenever possible, even if it's occasionally inconvenient. Agents who can't get in will simply move on to the next home.

Leave during showings: Buyers feel like intruders when sellers are home. Visit a coffee shop, take the kids to the park. If you can't leave, stay in one area and don't hover.

Before each showing: Turn on all lights inside and out. Empty kitchen trash. Make beds. Pick up clutter. Aim for model-home presentation.

Pets: Take pets with you if possible. If not, secure dogs in the backyard and keep cats in a closed room with a sign on the door. Make sure your listing notes the presence of pets so agents can advise buyers in advance.

Allow a lockbox: A lockbox makes it easy for buyer agents to access your home and show it to their clients. Without one, many agents will simply skip your property. The convenience factor matters.