How to Sell Your Home in 2026: A Complete Step-by-Step Guide

Selling a home is one of the biggest financial transactions most people ever make. The median home sale price in the U.S. hit $397,000 in late 2025, which means even small mistakes — pricing too high, skipping repairs, choosing the wrong agent — can cost you tens of thousands of dollars.

This guide walks you through the entire process from start to finish. No fluff, just what you actually need to know.

Step 1: Decide If Now Is the Right Time to Sell

Before you list, ask yourself a few practical questions:

• How long have you owned the home? If less than two years, you may owe capital gains tax on your profit. After two years of living there as your primary residence, you can exclude up to $250,000 in gains ($500,000 for married couples).
• What does your local market look like? National averages don't tell you much. Check your ZIP code on Zillow, Redfin, or Realtor.com. Look at median days on market and months of inventory. Under 3 months of inventory favors sellers. Over 6 months favors buyers.
• What will it cost you to sell? Budget 8–10% of your sale price for agent commissions (typically 5–6%, though negotiable since the 2024 NAR settlement changes), closing costs (1–3%), and potential repairs or concessions.

If the math works, move forward. If not, renting your home out or waiting might make more sense.

Step 2: Find the Right Listing Agent (or Go FSBO)

About 89% of sellers use a real estate agent, according to NAR data. A good agent earns their commission by pricing correctly, marketing aggressively, and negotiating well. A bad one just puts your home on the MLS and waits.

How to pick an agent

• Interview at least three agents in your area.
• Ask how many homes they sold in your neighborhood in the past 12 months.
• Ask for a [comparative market analysis](/blog/how-much-is-my-house-worth) (CMA) — a free estimate of your home's value based on recent comparable sales.
• Ask about their marketing plan. Do they use professional photography? Video tours? Social media ads?
• Negotiate the commission. Since the 2024 NAR settlement, buyer agent commissions are no longer automatically offered through the MLS. You can offer a [buyer agent commission](/blog/realtor-commission-guide-2026), but the rate is negotiable.

Going FSBO

If you want to sell without an agent, you can save on the listing agent's commission (typically 2.5–3%). But you'll need to handle pricing, marketing, showings, negotiations, and paperwork yourself. FSBO homes sell for a median of about 23% less than agent-assisted sales, though that stat includes many sales between family members at below-market prices. We have a complete FSBO guide if you want to explore that route.

Step 3: Prep Your Home for Sale

Buyers make snap judgments. Homes that show well sell faster and for more money. Here's what actually moves the needle:

Declutter and depersonalize

Remove personal photos, collections, and excess furniture. Buyers need to picture themselves in the space. Renting a storage unit for a month or two ($100–300/month) is almost always worth it.

Deep clean everything

Hire a professional cleaning service ($200–400 for a typical 3-bedroom). Pay special attention to kitchens, bathrooms, windows, and baseboards. Buyers notice grime.

Make strategic repairs

Fix anything that will show up on a home inspection and scare buyers:

• Leaky faucets
• Broken outlets or light switches
• Cracked windows
• HVAC filters (replace them — it's $20)
• Running toilets
• Peeling paint

You don't need to renovate. Focus on things that look broken or neglected.

Boost curb appeal

First impressions happen at the curb. Power wash the driveway and walkways ($100–300 if you hire it out). Add fresh mulch to beds ($50–100). Paint the front door if it's faded. Make sure the lawn is mowed and edged.

Consider staging

Staged homes sell 5–15% faster than unstaged homes, according to the National Association of Realtors. You can hire a professional stager ($1,500–5,000 for a full staging) or do a lighter version yourself. Our home staging guide covers the details.

Step 4: Price Your Home Correctly

This is the single most important decision you'll make. Price too high and your home sits. Price too low and you leave money on the table.

How to determine the right price

• Review comps. Look at 3–5 homes similar to yours (same neighborhood, similar size, similar condition) that sold in the last 90 days. Adjust for differences. A comparable home with a renovated kitchen that sold for $420,000 doesn't mean your unrenovated home is worth $420,000.
• Check active listings. What are you competing against right now? If three similar homes are listed at $380,000 and you list at $410,000, buyers will tour those first.
• Get a pre-listing appraisal. For $300–500, a licensed appraiser gives you an independent value estimate. This is optional but can prevent pricing mistakes.

The danger of overpricing

Homes that sit on the market longer than 30 days start to look stale. Buyers wonder what's wrong. You'll likely end up reducing the price anyway — and selling for less than if you'd priced correctly from the start. Data consistently shows that the first two weeks on market generate the most showings and offers.

For a deeper dive, check our home pricing guide.

Step 5: List and Market Your Home

Professional photography

This is non-negotiable. Over 95% of buyers search online first, and listing photos are the single biggest factor in whether someone clicks on your listing. Professional real estate photography costs $150–400. Some agents include it.

Write a compelling listing description

Skip the clichés ("charming" and "cozy" are code for small). Focus on specifics:

• Square footage and lot size
• Recent upgrades (new roof, HVAC, kitchen remodel) with dates
• Neighborhood highlights ([walkability score](/blog/walkability-score-explained), school ratings, proximity to transit)
• Unique features (corner lot, views, extra garage bay)

MLS listing

Your agent will list your home on the MLS, which feeds to Zillow, Realtor.com, Redfin, and hundreds of other sites. This is where the vast majority of buyers will find you.

Open houses and showings

Keep the home show-ready at all times once you're listed. That means beds made, dishes done, pets out of sight. Open houses generate foot traffic but rarely produce the actual buyer — private showings do most of the work.

Step 6: Review Offers and Negotiate

When offers come in, look beyond the price:

• Contingencies. Financing, inspection, and appraisal contingencies are standard. Fewer contingencies = stronger offer. A cash offer with no contingencies is the strongest possible.
• [Earnest money](/blog/earnest-money-explained) deposit. Typically 1–3% of the purchase price. A larger deposit signals a serious buyer.
• Closing timeline. Standard is 30–45 days. If you need more or less time, negotiate it.
• Escalation clauses. Some buyers include these, offering to beat competing offers up to a cap. Read them carefully.

Counteroffers

You can accept, reject, or counter any offer. Most sales involve at least one counteroffer. Stay focused on your bottom line and don't get emotional.

Multiple offers

If you receive multiple offers, you can ask all buyers for their "highest and best" by a deadline. This often pushes prices above asking.

Step 7: Navigate the Inspection and Appraisal

Home inspection

Most buyers will hire a home inspector ($300–500). The inspector will find things — they always do. Expect a repair request. You can:

• Agree to make repairs
• Offer a credit at closing instead
• Negotiate — fix the big stuff, decline the cosmetic stuff
• Refuse (but the buyer may walk)

Common inspection issues: roof age, HVAC condition, plumbing leaks, foundation cracks, electrical panel age. Know the condition of these systems before you list so nothing surprises you.

Appraisal

If the buyer is using a mortgage, their lender will order an appraisal. If the home appraises at or above the sale price, you're fine. If it comes in low, you have three options:

1. Reduce the price to the appraised value
2. Ask the buyer to cover the gap with additional cash
3. Split the difference

Low appraisals happen more often in fast-moving markets where prices are rising faster than comparable sales data.

Step 8: Close the Sale

Closing typically happens 30–45 days after accepting an offer. Here's what to expect:

• Title search and insurance. The title company verifies there are no liens or ownership disputes. Title insurance protects the buyer (and their lender) against future claims.
• Final walkthrough. The buyer tours the home 24–48 hours before closing to verify the condition and that agreed-upon repairs were made.
• Closing disclosure. You'll receive a settlement statement showing all costs and your net proceeds. Review it carefully.
• Signing day. You sign the deed, closing documents, and hand over the keys. In many states, you can sign remotely with a mobile notary.

Seller closing costs

Expect to pay:

• Agent commissions: 5–6% (negotiable)
• Transfer taxes: varies by state ($0 in some states, 1–2% in others)
• Title insurance: $500–2,000
• Attorney fees (if required in your state): $500–1,500
• Prorated property taxes and HOA dues
• Any agreed-upon repair credits

Common Mistakes Sellers Make

1. Overpricing based on emotional attachment. Your home is worth what buyers will pay, not what you put into it.
2. Skipping pre-listing repairs. Small problems become big negotiation items during inspection.
3. Bad listing photos. Phone photos kill buyer interest.
4. Being inflexible on showings. The more people who see your home, the faster it sells.
5. Taking lowball offers personally. A low offer is just a starting point for negotiation.

FAQs

How long does it take to sell a house in 2026?

The national median is about 25–35 days on market, but this varies dramatically by location and price point. Hot markets in the Sun Belt might see 10–15 days. Slower markets in the Northeast or Midwest could take 60–90 days.

How much does it cost to sell a house?

Budget 8–10% of your sale price. On a $400,000 home, that's $32,000–$40,000 in total costs including agent commissions, closing costs, repairs, and staging.

Should I sell my home as-is?

You can, but expect 10–20% lower offers. As-is signals to buyers that there are problems. If you're in a situation where you can't afford repairs or need to sell quickly, it can make sense. Otherwise, fixing the obvious issues nets you more money.

Do I need a [real estate attorney](/blog/how-to-build-real-estate-team)?

In about 22 states, an attorney is required at closing. Even where it's not required, having one review your contract ($500–1,000) can prevent expensive mistakes.

What happens if my home doesn't sell?

If your home hasn't received offers after 3–4 weeks, the price is almost always the issue. Consider a price reduction of 3–5%. If that doesn't work, take the home off the market for 2–3 weeks, make improvements, and relist.

Can I sell my home while buying another?

Yes, but it adds complexity. Options include making your purchase contingent on selling (less competitive), using a [bridge loan](/blog/bridge-loan-for-real-estate), or selling first and renting temporarily. Talk to your lender about your specific situation.

The Bottom Line

Selling a home in 2026 follows the same fundamentals as any year: price it right, present it well, market it aggressively, and negotiate smartly. The sellers who do those four things consistently net more money and close faster.

Start with the prep work, interview agents, and get your pricing dialed in. The rest follows from there.

Related Articles

• [[Bridge Loans](/blog/dscr-loan-fix-and-flip) Explained: How They Work, What They Cost, and When They're Worth It](/blog/bridge-loan-guide)
• [[Home Buying Contingencies](/blog/contingencies-explained) Explained: Every Clause You Need to Understand Before Signing](/blog/contingencies-explained)
• Earnest Money Explained: How It Works, How Much to Put Down, and How to Protect It