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Prepare the property
Decide what to repair, clean, remove, store, improve, or leave alone based on cost, condition, competition, and likely return.
Southcentral Alaska Home Seller Hub
Know what selling your home involves before the sign goes in the yard.
Understand the preparation, paperwork, costs, showings, negotiations, inspections, appraisal, title work, moving pieces, and possible surprises that can come with selling a home.
A strong sale starts before listing day.
Pricing, presentation, paperwork, access, and a realistic financial plan all matter.
SOLD
The Big Picture
Selling is more than choosing a price and waiting for an offer.
A good plan accounts for your goals, timing, home condition, estimated proceeds, showing needs, moving plans, contract deadlines, and the possibility that a buyer may request repairs or closing-cost help.
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Prepare financially
Estimate the mortgage payoff, selling expenses, possible concessions, moving costs, and the amount you may receive after closing.
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Prepare for uncertainty
Offers, inspections, appraisal, title issues, financing, weather, repairs, and moving logistics can change the plan. Build in time and a financial cushion.
The Selling Process
From the first conversation to closing.
Set your goals and timing
Discuss why you are selling, your ideal timeline, whether you need to buy another home, your preferred possession date, and any financial minimums.
Review the home and market
Walk through the property, review condition and features, study comparable sales and competition, and create a pricing and preparation strategy.
Complete listing paperwork and disclosures
Review representation, brokerage compensation, marketing permissions, included and excluded items, known property conditions, and required disclosures.
Prepare and market the home
Complete agreed repairs, cleaning, decluttering, staging, photography, measurements, sign installation, online marketing, and showing instructions.
Manage showings and feedback
Keep the property accessible and presentable, protect valuables and private information, manage pets, and adjust the plan when market feedback supports a change.
Review and negotiate offers
Compare price, financing, earnest money, contingencies, deadlines, closing date, possession, requested personal property, seller-paid costs, and the buyer's ability to perform.
Inspection and buyer investigations
The buyer may inspect the property and review title, HOA, well, septic, water quality, records, insurance availability, or other property-specific matters allowed by the contract.
Appraisal, financing, and title work
If the buyer is financing, the lender generally completes underwriting and an appraisal. The title company works through ownership, payoff, lien, and closing requirements.
Complete agreed items and prepare to move
Finish repairs, preserve receipts, remove belongings, arrange utilities, clean as agreed, confirm key and remote delivery, and prepare for the final walk-through.
Sign, fund, record, and transfer possession
Review the seller settlement figures, sign closing documents, allow funds and documents to be processed, then transfer possession according to the contract.
Seller Net Proceeds Estimator
Estimate what may remain after the sale.
Enter your own numbers. This is a planning tool, not a settlement statement, tax calculation, payoff quote, or promise of proceeds.
Estimated proceeds after entered costs
$0
Estimated sale price$0
Mortgage and lien payoff$0
Brokerage compensation$0
Title, escrow, and settlement$0
Seller credit$0
Repairs or allowance$0
HOA and other costs$0
Total entered costs$0
Not included unless you enter them: tax consequences, prorated taxes or dues, interest through payoff, utility balances, moving expenses, storage, insurance, attorney or accounting fees, unknown liens, prepayment charges, or final settlement adjustments.
Money to Plan For
Some costs are deducted at closing. Others may require cash before the sale.
Possible cash needed before closing
- Cleaning, hauling, or junk removal
- Storage unit or moving supplies
- Minor repairs and maintenance
- Painting, flooring, or touch-ups
- Staging or furniture rental
- Lawn, snow, roof, septic, or well service
- Pre-listing inspection or specialist reports
- Photography preparation and pet arrangements
Costs often handled through closing proceeds
- Mortgage, home-equity loan, and lien payoffs
- Negotiated brokerage compensation
- Seller-agreed buyer closing-cost contribution
- Title, escrow, recording, and settlement charges as allocated
- Prorated taxes, dues, assessments, or utilities
- HOA resale documents or transfer fees
- Repair credits or negotiated allowances
- Other charges shown on the final settlement statement
Possible surprise or property-specific costs
- Appraisal-required repairs
- Inspection negotiations
- Title defects, judgments, or unresolved liens
- Missing permits or documentation
- Septic, well, water, fuel-tank, or environmental concerns
- Insurance-related conditions
- Possession overlap, temporary housing, or storage
- Tax or accounting obligations
Offer Review
The highest price is not automatically the strongest offer.
Compare the full contract and the buyer's ability to complete it.
| Offer Item | Why It Matters | Questions to Ask |
|---|---|---|
| Price | Sets the starting gross amount, but does not show your net proceeds. | What costs, credits, or personal property are requested? |
| Financing | Loan type, lender readiness, and property requirements affect risk and timing. | Is there a pre-approval? Are funds documented? Does the property fit the loan? |
| Earnest money | Shows good-faith funds and may matter if the buyer defaults, subject to the contract. | How much, when deposited, and under what conditions is it refundable? |
| Inspection | Controls the buyer's investigation period and possible negotiation or termination rights. | How long is the period? Are any inspections waived or limited? |
| Appraisal | A financed buyer's lender may require the property to appraise and meet condition standards. | What happens if value is low or repairs are required? |
| Seller-paid costs | Credits, buydowns, warranties, repairs, and fees reduce your net. | What is the maximum amount and what expenses may it cover? |
| Closing and possession | Dates affect moving, payoff, utilities, and your next purchase. | When do you sign, close, record, move out, and release keys? |
| Contingencies | Each condition creates a deadline and possible exit route. | Does the buyer need financing, appraisal, inspection, HOA review, or another home to sell? |
Seller Readiness
Get organized before your home goes live.
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Alaska property disclosure
Alaska's Residential Real Property Transfer Disclosure Statement generally must be completed and delivered to the buyer before the buyer makes a written offer, unless a lawful exemption or waiver applies. Use the current approved form and ask your licensee or attorney about your specific transaction.
Open Alaska Real Estate Commission forms →Homes built before 1978
Most pre-1978 housing is subject to federal lead-based-paint disclosure requirements. Sellers generally disclose known information and available records and provide the required federal information before the buyer is bound.
Open EPA lead-disclosure information →Taxes and your home sale
Some sellers may qualify to exclude part or all of the gain on a main-home sale, but eligibility and reporting depend on ownership, use, prior exclusions, and other facts. Keep records of purchase costs and qualifying improvements and speak with a tax professional.
Open IRS home-sale tax information →Showings and Presentation
Make the home easy to see and easy to understand.
Before photography
Reduce visible clutter, clear counters, remove excess furniture, clean windows, replace failed bulbs, address strong odors, secure medications and documents, and make each room's purpose obvious. Photograph seasonal features and exterior access honestly.
Before each showing
Open blinds where appropriate, turn on lights, manage pets, control temperature, remove trash, clear snow and ice, secure valuables, and leave enough time for the buyer to look without feeling watched.
Information buyers may ask about
Heating system and fuel use, roof age, well and septic, water quality, utility costs, road maintenance, snow removal, internet, drainage, permits, HOA details, insurance claims, additions, repairs, and what stays with the property.
What not to hide
Known conditions, defects, prior damage, recurring issues, unpermitted work, water intrusion, settlement, system problems, environmental concerns, or other material facts should be addressed through the proper disclosure and contract process. Cosmetic staging should never be used to conceal a known problem.
Inspection and Appraisal
Be ready for two different evaluations.
Buyer inspection
The buyer's inspector evaluates condition and systems. The buyer may accept the home, request repairs or credits, gather more information, or exercise rights provided by the contract.
Lender appraisal
The appraisal supports the lender's collateral decision. Depending on the loan and property, the appraiser may also identify condition items that must be addressed before funding.
Your response options
You may agree, decline, negotiate, seek estimates, offer a credit where allowed, or evaluate whether the transaction still meets your goals. Put agreements in writing.
Closing Readiness
What to have ready before signing and possession.
Documents and information
- Government-issued identification
- Current loan and lien information
- Marital, trust, estate, or power-of-attorney documents when applicable
- Repair receipts, warranties, permits, and contractor information
- HOA contact and account information
- Forwarding address and secure wiring instructions
Property handoff
- Keys, mailbox keys, remotes, codes, manuals, and warranty documents
- Agreed personal property left in place
- Utilities maintained through the required date
- Fuel levels or readings handled as agreed
- Belongings and debris removed as required
- Possession transferred only when the contract allows
Seller Glossary
Search common terms.
Comparative Market Analysis
An agent's evaluation of recent sales, active competition, property features, and market conditions to help discuss a listing strategy. It is not an appraisal.
Net Proceeds
The estimated amount remaining after payoffs, brokerage compensation, credits, fees, repairs, prorations, and other selling costs are deducted from the sale price.
Payoff
The amount required to fully satisfy a loan or lien through a specific date. It can differ from the balance shown on a monthly statement because of interest and fees.
Seller Concession
Money or value the seller agrees to contribute toward eligible buyer expenses, subject to the contract and financing rules.
Earnest Money
Good-faith funds deposited by the buyer under the contract. Whether they are refundable or payable to the seller depends on the contract and circumstances.
Contingency
A contract condition or event that must be satisfied, waived, negotiated, or otherwise resolved.
Appraisal
An independent opinion of value generally ordered for the buyer's lender. It is separate from a home inspection.
Title
The legal ownership interest in the property. Title work identifies recorded matters, ownership requirements, payoffs, and issues that may affect transfer.
Proration
A division or adjustment of expenses such as taxes, dues, rents, or utilities based on the closing date or contract.
Final Walk-Through
The buyer's final visit before closing or possession to confirm condition, repairs, included items, and other agreed matters.
No matching term found.
Request a Comparative Market Analysis
Get a clearer idea of what your home may be worth in today’s market.
A CMA compares your property with recent sales, active competition, location, condition, features, and current market activity. It is not an appraisal, but it can help you understand a realistic listing range and possible next steps.
What your CMA may include
- Recent comparable sales
- Current competing listings
- Estimated pricing range
- Property strengths and possible challenges
- Suggested preparation priorities
- Estimated seller proceeds discussion
- Recommended timing and listing strategy
Helpful to know: The more accurate the property details are, the more useful the initial analysis will be. An in-person walkthrough usually provides the strongest final pricing recommendation.
Official Resources
Verify the details that apply to your sale.
Start with the numbers and the condition—not a guess.