Seller Resources
Pre-Listing Checklist
What to do before your Austin home hits the market. A tactical, phase-by-phase preparation checklist from pricing strategy through photography day.
Phase 1: Strategy & Pricing
- Schedule a professional CMA (Comparative Market Analysis) with VedaraA CMA uses real Austin MLS data — not Zillow estimates — to determine your home's true market value
- Review recently sold comparables in your neighborhoodSold price, days on market, and list-to-sale ratio are the key numbers to understand
- Discuss your net proceeds and timeline goalsKnow what you'll walk away with after commissions, closing costs, and any seller concessions
- Decide on your pricing strategy (list at market, slightly under, or premium)Each approach carries different risk/reward tradeoffs depending on Austin's current inventory levels
- Confirm what conveys with the saleList all appliances, fixtures, and items you plan to keep — document this before listing
- Review the TREC Seller's Disclosure Notice requirementsTexas law requires disclosure of known material defects — Vedara will walk you through this
Phase 2: Exterior & Curb Appeal
- Power wash driveway, walkways, and exterior surfaces
- Clean and touch up front door — repaint if neededFront door is the #1 curb appeal item. A fresh paint job returns 100%+ of its cost in buyer impression
- Replace worn house numbers and mailbox if needed
- Mow, edge, and freshen landscapingAdd fresh mulch to beds — inexpensive and dramatically improves appearance
- Add potted plants or seasonal color near entry
- Clean all exterior windows
- Check and clean guttersClogged gutters during an inspection will raise red flags
- Repair any visible fence, gate, or deck damage
- Ensure all exterior lights work — replace bulbs
Phase 3: Deep Clean & Declutter
- Hire a professional cleaning crew for initial deep cleanProfessional staging-quality cleaning is the highest ROI pre-listing investment
- Remove at least 30–50% of belongings from closetsBuyers open every closet — they need to see space, not your belongings
- Clear countertops in kitchen and all bathrooms to near-empty
- Remove personal photos and highly personalized decorBuyers need to visualize themselves in the home — not see your family
- Declutter garage and storage areasIf it won't sell the house, store it off-site or donate it
- Professionally clean carpets or replace if significantly worn
- Clean inside all appliances that convey
- Wash all windows inside and out
Phase 4: Repairs & Touch-Ups
- Fix all running toilets, leaky faucets, and dripping showers
- Replace burned-out light bulbs throughout — all of them
- Patch nail holes and touch up paint in high-traffic areas
- Re-caulk around tubs, showers, and sinks if cracked or discolored
- Tighten loose cabinet hardware and replace broken hinges
- Repair or replace broken window screens
- Service the HVAC system and replace filtersBuyers and inspectors always check — a clean filter signals a well-maintained home
- Test and replace smoke detector and carbon monoxide detector batteries
- Fix sticking doors and squeaky hinges
- Address any known issues before listing — or price accordinglyKnown deferred maintenance that appears in an inspection weakens your negotiating position
Phase 5: Staging & Photography Preparation
- Discuss staging plan with Vedara — vacant vs. occupied strategies differ
- Ensure all rooms have a defined, clear purposeConvert unused spaces into offices, reading nooks, or flex rooms — buyers respond to function
- Add mirrors to smaller spaces to increase perceived size
- Remove excess furniture — less is more for photography and showings
- Ensure all blinds and window treatments are clean and open for photos
- Replace dated light fixtures if budget allowsLighting updates have among the highest return-on-investment of any cosmetic update
- Fresh towels and coordinated bedding for bathrooms and bedrooms
- Confirm photography day logistics — home should be photo-ready by 8 AM
- Plan for pet and child accommodations during showingsHaving a plan eliminates last-minute showing cancellations
Phase 6: Listing Launch Preparation
- Review and approve all listing photos before going live
- Confirm listing description, price, and MLS details with Vedara
- Establish showing schedule and access instructions (lockbox, appointment only, etc.)
- Prepare a document folder: HOA docs, warranties, utility bills, inspection reports
- Arrange temporary accommodation plan for showing-heavy periods if needed
- Set communication expectations — how and when you'll receive offer and showing feedback
Ready to List?
Let's Get Your Austin Home Market-Ready
I walk through every home with my sellers before listing — identifying exactly what to fix, what to skip, and what will make the biggest difference to Austin buyers. Let's talk before you spend a dollar.
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