How long does it take to sell a house?

The average home in the US sold in approximately 55–75 days in early 2026, from listing to closing. This includes roughly 25–45 days on market and 30 days for the escrow and closing process. Homes priced accurately and well-staged sell faster — sometimes in under two weeks. Overpriced homes or those with condition issues can sit for 3–6 months.

What does it cost to sell a house?

Sellers typically pay 5%–9% of the sale price in total transaction costs: listing agent commission (2%–3%), buyer agent compensation if offered (2%–2.5%), seller closing costs (1%–3%), and any pre-sale repairs or staging. On a $400,000 home, total selling costs often run $20,000–$36,000. The biggest variable is agent commission, which is now negotiable following the 2024 NAR settlement.

Do I need a real estate agent to sell my house?

No — you can sell as FSBO (For Sale By Owner) using a flat-fee MLS service for $300–$1,000 to list on Zillow and major portals. However, NAR research shows agent-represented homes typically sell for more than FSBO homes. A middle path: use a discount broker (Redfin, Clever Real Estate) that charges 1%–1.5% instead of the traditional 2.5%–3%.

Should I make repairs before selling?

Focus on repairs with positive ROI — fixing obvious defects (leaky faucets, broken fixtures, damaged trim) and cosmetic improvements (fresh neutral paint, professional cleaning, curb appeal). Major renovations rarely return full cost at sale. A pre-listing inspection ($300–$500) identifies what buyers will flag; you can then decide what to fix vs. disclose vs. price in.

How to Sell Your House in 2026 — Step-by-Step Guide

Selling a house in 2026 involves eight main steps: deciding how to sell, pricing correctly, preparing the home, listing it, showing it to buyers, reviewing offers, navigating the escrow process, and closing. The average timeline from listing to closing is 55–75 days in most US markets, and total selling costs run 5%–9% of the sale price. Here’s how each step works.

Step 1 — Decide How to Sell

You have three main options:

Option	Typical Cost	Best For
Full-service listing agent	2.5%–3% of sale price	Most sellers; maximises exposure and negotiating support
Discount broker (Redfin, Clever)	1%–1.5%	Sellers comfortable with some self-management
FSBO + flat-fee MLS	$300–$1,000 flat	Experienced sellers in hot markets
iBuyer (Opendoor, Offerpad)	5%–8% service fee	Sellers who want speed and certainty over maximum price

Following the 2024 NAR settlement, buyer agent compensation is no longer automatically bundled into the seller’s obligation. You can now choose whether to offer buyer agent compensation — and at what rate.

Step 2 — Price Your Home Correctly

Overpricing is the #1 mistake sellers make. Homes that sit on market more than 30 days typically sell for less than correctly priced homes that attract immediate offers.

How to determine the right asking price:

Comparative market analysis (CMA): Your agent pulls recent sales of similar homes (same neighborhood, size, condition) within the last 90 days
Price per square foot: Compare your home’s price to neighborhood averages
Days on market: If similar homes sold in under 15 days, you can price at the top of the range; if they took 60+ days, price conservatively
The appraisal ceiling: Buyers using mortgages need the home to appraise at or above the purchase price — don’t price above what appraisers will support

Worked example: Three comparable homes in your neighborhood sold recently at $385,000, $392,000, and $405,000. All had similar square footage. The $405,000 sale had a newly renovated kitchen. If your kitchen is original, $385,000–$395,000 is the defensible range.

Step 3 — Prepare the Home

Buyer psychology is heavily influenced by first impressions. Key preparation tasks, in order of ROI:

High ROI (always worth doing):

Deep clean every room, including carpets and windows
Declutter — rent a storage unit for excess furniture
Paint walls in neutral colors (greige, white, light gray)
Improve curb appeal: fresh mulch, trimmed shrubs, power-washed driveway
Fix obvious defects: dripping faucets, broken switches, damaged trim

Consider based on condition:

Professional staging ($1,000–$3,500): increases sale price by 5%–15% in many markets
Professional photography (often included by full-service agents)
Pre-listing inspection ($300–$500): eliminates buyer inspection surprises

Skip these:

Full kitchen or bathroom renovations — rarely recouped at sale
Pools or major landscaping projects

Step 4 — List and Market

Your listing goes live on the MLS and syndicates automatically to Zillow, Realtor.com, Redfin, and other portals. Marketing elements:

Photos: 25–40 professional photos are standard; video walkthrough helps
Listing description: Lead with the most compelling features; mention schools, commute advantages, and upgrades
Open houses: Typically held the first weekend; creates competitive urgency
Offer deadline: In competitive markets, set a deadline (e.g., “offers due Sunday at 6pm”) to create a multiple-offer situation

Step 5 — Review Offers

When offers arrive, you’ll evaluate more than just the price:

Factor	What to Look For
Offer price	Compared to asking price and comparable sales
Financing type	Cash offers close faster; FHA/VA have appraisal requirements
Earnest money	Higher deposit signals serious buyer (typically 1%–3% of price)
Contingencies	Fewer contingencies = less risk of deal falling through
Closing timeline	Does it match your move-out needs?
Inspection waiver	Common in hot markets; reduces your risk of renegotiation

You can accept, reject, or counter any offer. Counter-offers address specific terms — usually price, contingencies, or closing date.

Step 6 — Under Contract: Inspection and Appraisal

Once you accept an offer, you enter the “under contract” phase (typically 30 days):

Home inspection (days 5–15): The buyer hires an inspector. The report identifies defects. Buyers may then request repairs, a price reduction, or credits at closing. You can agree, counter, or walk away.

Appraisal (days 10–25): The buyer’s lender orders an appraisal to confirm the home is worth the purchase price. If it comes in low, you may need to renegotiate the price or the buyer must pay the difference in cash.

Title search: A title company searches for any liens, unpaid taxes, or ownership disputes on the property. Any issues must be resolved before closing.

Step 7 — Close

At closing, you’ll sign documents transferring ownership and receive your proceeds. Seller closing costs typically include:

Cost Item	Typical Amount
Listing agent commission	2%–3% of sale price
Buyer agent compensation (if offered)	2%–2.5% of sale price
Title insurance (seller’s policy)	$500–$2,000
Transfer taxes	Varies by state (0%–2%)
Prorated property taxes	Varies
Attorney fees (some states)	$500–$1,500

Net proceeds = Sale price − mortgage payoff − all closing costs − any credits to buyer

Example on a $400,000 sale:

Mortgage payoff: $250,000
Listing agent (2.5%): $10,000
Buyer agent (2.5%): $10,000
Other closing costs: $6,000
Net proceeds: $124,000

Home Selling Timeline

Phase	Typical Duration
Preparation and listing	1–3 weeks
On market (days to offer)	2–6 weeks
Under contract to close	30 days
Total: listing to close	45–75 days

Quick Selling Tips That Move the Needle

Beyond the step-by-step process above, a few specific tactics consistently help homes sell faster and for more money:

Price just below a search threshold. Buyers filter listings in price bands (e.g., $350,000-$400,000). A home priced at $399,000 shows up in two search bands; pricing at $401,000 drops it out of the lower one.
List in spring if you can. Homes listed April through June typically sell fastest and for the most money in most US markets, as buyer demand peaks ahead of the school year. Fall (September-October) is a secondary peak; December and January are the slowest months.
Stage before you show. Staged homes sell an estimated 73% faster and for 1-5% more than unstaged homes, according to National Association of Realtors research. Basic staging — decluttering, depersonalizing, rearranging furniture — costs nothing; professional staging ($1,000-$3,500) often delivers a strong return in competitive markets.
Invest in professional photography. Over 95% of buyers begin their search online, and listings with professional photos ($150-$400) routinely generate more showings and higher offers than DIY photos.
Mention specific updates by year. Listing descriptions that cite recent upgrades (“2024 HVAC, 2023 roof”) build buyer confidence more than generic language like “move-in ready.”

Written by WealthVieu

WealthVieu researches and writes data-driven personal finance guides using primary sources including the IRS, Bureau of Labor Statistics, Federal Reserve, and Census Bureau.

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