Selling a home is a process with a predictable structure, even though the specific details vary by transaction. Sellers who know what to expect at each phase make better decisions and feel less stress than those who learn the process as they go. The general flow runs about 60 to 90 days from listing to closing, with several distinct phases that each have their own rhythm.
Preparation phase typically runs four to eight weeks before listing. This includes repairs, paint, cleaning, decluttering, staging, and photography. Most sellers underestimate this phase, and rushing it almost always costs more than the time saved. The decisions made during preparation, especially around pricing and presentation, shape everything that follows.
Listing launch typically lasts one to three weeks. The home goes live on the multiple listing service, syndicates to Zillow and other portals, and begins receiving showings. The first weekend is usually the busiest, with the most active buyers visiting. Open houses, broker tours, and individual showings happen throughout the first two weeks. By the end of week two, most homes priced correctly will have received offers.
Offer review and negotiation can happen quickly or take several rounds. A strong listing in a hot price tier may receive multiple offers within a few days, requiring decisions about which to accept and how to respond. A listing with one offer may go through counter offers before reaching mutual acceptance. The negotiation phase typically lasts from a few days to two weeks.
Inspection phase begins after mutual acceptance, typically lasting 7 to 14 days depending on the agreed inspection period. The buyer hires inspectors, receives reports, and submits any requests for repairs, credits, or further investigation. This phase often involves negotiation, and how it is handled affects whether the deal closes on the original terms or with changes.
Appraisal phase runs in parallel with or just after inspection. The buyer's lender orders an appraisal to confirm that the home is worth the agreed price. If the appraisal matches, the financing proceeds smoothly. If it comes in low, additional negotiation may be required to bridge the gap. Most appraisals in the greater Seattle area come in at or near sale price, but exceptions happen and need to be planned for.
Financing and underwriting phase runs from offer acceptance through closing, typically 30 to 45 days. The buyer's lender verifies income, assets, employment, and the property itself meets their requirements. Conditions may emerge that require buyer or seller action. Most buyer financings close successfully, but the process is not automatic and benefits from active management by both agents.
Final walkthrough happens within 24 to 48 hours of closing. The buyer confirms the home is in the agreed condition, that any agreed repairs have been completed, and that all included items remain. This is typically a brief visit, but issues can emerge that require last minute resolution.
Closing happens at an escrow office, with documents signed by both parties typically on different days. Funds transfer through the escrow company. Keys exchange. The transaction is recorded with the county. The home officially changes hands.
After closing, sellers move on to whatever comes next. Tax implications of the sale, depending on equity and use of the home, become relevant when filing the next year's returns. For most sellers, closing is the end of the active process and the start of moving forward with the proceeds.
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Gevin Frey — Realtor®
Frey&Co. Homes
Serving Bothell, Mill Creek, Kenmore, and surrounding communities