Selling a home can feel like a lot — but it doesn’t have to be overwhelming. The process goes smoothly when you’re informed every step of the way and have someone in your corner who understands that a house isn’t just a house. For some sellers, there’s a lot of emotion tied up in the place you’re leaving. For others, it’s about protecting a significant financial investment. Most of the time, it’s both.
This guide walks you through everything I cover with sellers here in Kansas City — from getting your home ready for the market to closing day and everything in between.
Preparing Your Home for Sale
Before we put your property on the market, it’s essential to prepare it for success. A well-prepared home attracts more buyers, generates better offers, and sells faster. Here’s what we focus on first.
De-clutter and clean. Remove personal items and excess clutter to create a clean, neutral space. The goal is to let potential buyers envision themselves living there — not to see your family photos and collection of sports memorabilia.
Make repairs. Fix any visible issues: leaky faucets, cracked walls, broken windows. Make sure HVAC, plumbing, and electrical systems are all in good working order. Buyers notice deferred maintenance, and so do inspectors.
Stage the property. Not every home requires professional staging, but it can often increase desirability and bring better offers. There’s a real difference between designing a home to live in and designing a home for buyers to see it. I can connect you with a professional stager when it makes sense.
Enhance curb appeal. First impressions matter. A fresh coat of paint on the front door, clean landscaping, and a tidy exterior go a long way. Buyers are forming opinions before they even walk in.
Getting Ready for the Photoshoot
High-quality photos are one of the highest-leverage things we can do for your listing. Most buyers start their search online, and your photos are what get them through the door. Here’s how to prep:
- Front and backyards: Cut the lawn, maintain landscaping, put away hoses and equipment, organize patio furniture, and clean up generally.
- Interior: Turn ceiling fans off, put all personal items away, remove religious symbols from view, and make the house as clean as possible.
- Pets: Keep pets out of the way during the shoot and put away their supplies — food bowls, crates, toys.
- Staging: Place simple, unobtrusive décor on counters and tables — fresh flowers, bowls of fruit, clean candles.
- Vehicles: Make sure no cars are in the driveway or on the street in front of the home. Close the garage doors.
- Holiday décor: Remove seasonal items — pumpkins, wreaths, lights — so photos stay timeless.
How We Market Your Home
Getting your property the most exposure possible is how we ensure you get the best offers. Our marketing plan is designed to make your home shine both online and in person.
Professional staging. As noted above, staging prepares your home for buyers to experience it — online and at showings.
Professional photography. We always partner with a professional photographer. High-quality photos and video are non-negotiable.
Online marketing. Every listing gets syndicated to all the major sites. We go beyond that with a strategic online marketing plan to generate more traffic to your listing.
Open houses. Hosting open houses creates real energy around a property — buyers see other buyers, and that creates urgency. We always work around your schedule.
Social media. Most buyers start their search online, which makes social media one of the best tools for getting your home in front of the right people. We make sure your home stands out across channels.
Pricing Your Home Right
Pricing your home well will have a significant impact on the number of showings and offers you receive. Price too high and you eliminate potential buyers — and risk eventually having to drop below market value to compete with newer listings. Price too low and you leave money on the table.
The goal is always to net you the most money possible while achieving your other goals.
Here’s how I think about pricing:
- Assess the true market value of your home based on recent comparable sales
- Account for the unique characteristics of your home and its setting
- Price based on current market conditions and your specific timeline
One thing sellers often don’t realize: a home priced 10% above market value will only be seen by about 30% of potential buyers. A home priced at or just below market value attracts 60% or more. Pricing your home correctly from the start generates the most activity — which leads to the best offers.
Pricing your property too high early on may eventually require a price reduction below market value just to compete with new, better-priced listings that hit after yours.
Negotiating with Buyers
Once you receive offers, the real work begins. Here’s how I guide sellers through the negotiation process:
Consider all offers. Don’t immediately dismiss an offer that doesn’t meet your initial expectations. Every offer is worth evaluating carefully. Sometimes a lower offer has better terms.
Be flexible. Price matters — but so do closing dates, contingencies, and financing. Being willing to negotiate on the full picture, not just the number, often leads to a better outcome.
Communicate effectively. Open and honest communication between both sides builds trust and makes for a smoother negotiation. My job is to be a clear, steady voice through that process.
Price is not the only term. The type of financing, closing date, inspection requests, and appraisal contingencies all affect what you actually walk away with. I help you evaluate the full picture of every offer.
Selling and Buying at the Same Time
One of the most common questions I get: How do I buy and sell at the same time in a competitive market? It’s one of the trickier logistics in real estate, but it’s very manageable with the right strategy. Here are the three approaches we use:
Non-contingent buyer. If possible, shop for your next home as a non-contingent buyer — meaning your purchase isn’t dependent on your current home selling first. You’d request a longer closing period, and once you’re under contract and through inspections on the new home, we list your current home to line up the timing.
List and request a leaseback. We put your current home on the market, ask for 30–45 days of possession after closing so you have time to find and close on your next home. Your buying power increases once you’re under contract on the sale, and you become non-contingent once your home closes.
Move out first. Find temporary living arrangements, list your home, and shop during the listing period. Your buying power increases significantly once you’re under contract, and you’ll be fully non-contingent once the sale closes. This approach gives buyers of your home the most flexibility, which can sometimes mean a stronger offer.
The Seller’s Disclosure
Missouri requires sellers to complete a Seller’s Disclosure — a document that outlines what you know about your property. It’s important that you fill it out accurately and honestly.
If you don’t know the answer to something, fill it out to the best of your ability. Any records or receipts for work you’ve had done are helpful to share with buyers. It’s always better to provide more factual detail than less — a thorough disclosure protects you if any issues or discrepancies come up later. Do not speculate on anything.
How should the property look when you move out? Unless otherwise agreed upon in the contract, the expectation is that the property is free of personal items and “broom clean.” You’ll also need to leave window coverings, attached shelves, and light fixtures unless they’re excluded in the disclosure or contract.
The Contract Timeline
Once you accept an offer, here’s what happens next:
Under contract. Once all parties have signed, the contract deadlines begin.
Earnest money due. Within 3 days (or as agreed upon), the buyer submits earnest money to the title company.
Inspection contingency. Within 10 days (or as agreed), the buyer completes inspections. Utilities need to stay on during this period. The buyer can accept the property, renegotiate repair requests, or cancel the contract within this window.
Appraisal / financing contingency. If the buyer is financing the purchase, the lender will order an appraisal — a neutral third-party assessment of the home’s value. The lender also continues reviewing the buyer’s documents. A low appraisal may trigger a renegotiation.
Closing. Once all contingencies are met, all parties sign documents to transfer ownership. This happens on or before the date agreed in the contract, unless it’s mutually amended.
Frequently Asked Questions
How long does it take to get my home on the market? We move at your pace. If you’re ready now or need a couple of months, we work on your timeline.
What expenses should I expect when selling? Outside of the common fees associated with selling, I always recommend budgeting for repairs. Depending on your home’s condition, this could range from little or nothing to a meaningful cost if a major repair is needed.
Can I sell my home as-is? Yes. It’s perfectly fine to sell your property as-is, but depending on market conditions and your home’s condition, it may mean selling at a reduced price.
How do showings work? Showings are scheduled through an online system used by members of the realtor board. You’ll receive a notification by email or text and can approve or decline appointments. Feedback from buyers is sent to you through the same system after each showing.
What to Expect Working Together
Helping you achieve your goals — both real estate and otherwise — with empathy and care is what I’m here for. Every situation is different, and it requires someone who understands that the home you’re selling is more than a transaction.
I can’t promise there won’t be challenges. What I can promise is that I’ll be there every step of the way to get you where you’re going — wherever that may be.
Jarred Donalson is a Kansas City real estate agent with Reside in Kansas City, specializing in the north-of-the-river KC metro. He works with buyers and sellers in Liberty, Kearney, Smithville, Parkville, Gladstone, and surrounding communities. Learn more at resideinkc.com.
Ready to talk through your situation? Reach out at 816-719-0829 or jarred.donalson@kw.com.