Every deadline, in order.

Pin it to the fridge. Anything on this list, we handle with you — that's the job. Questions at any line: (512) 537-8623.

8–12 weeks out

Decide with real numbers

Get your estimated range (raresidential.com/sell) — then have it refined into a full comparative market analysis.
Request payoff statements from every lienholder — the mortgage, any HELOC, any solar loan attached to title.
Run your net sheet: sale price is the headline, net proceeds are the decision.
Find your existing survey. If it still reflects the property, a T-47 affidavit may save you $450–$650 on a new one (verify with your title company).
Walk the house with your agent and split every possible project into three buckets: moves the price, protects the deal, wastes your money.
Line up your next address — buying, renting, or a leaseback bridge. Negotiating with nowhere to go costs sellers real leverage.

4–8 weeks out

Book the trades for the short list: paint, flooring repair, landscaping, the leaky faucet everyone forgot.
Declutter by half, then by half again. Closets and garages get opened at every showing.
Gather the paper trail: warranties, service records, HVAC/roof invoices, builder docs, pool equipment manuals.
If there’s an HOA: locate the rules, note the resale-certificate cost and turnaround (often 7–10 business days when ordered).
Complete the Seller’s Disclosure Notice honestly and thoroughly — it protects you. When in doubt, disclose.
Plan for pets and kids on showing days; homes show best empty of everyone who loves them.

2–4 weeks out

Deep clean — the professional kind. Buyers forgive dated; they do not forgive dirty.
Photography day: beds made, counters bare, lights on, blinds level. The photos are the listing.
Approve the property story, the price, and the launch date as one package.
Confirm how offers will be reviewed (as they come vs. a set review date) so weekend one has a plan.
Keys, codes, garage remotes, mailbox key — collected in one place for closing.

On market

Say yes to every showing you possibly can, especially the inconvenient ones — those are the motivated buyers.
Judge the launch by the data: showings, saves, and feedback in week one tell you if the price is talking to the market.
Every offer gets modeled to your net — price, financing strength, option terms, leaseback, repair exposure — before you answer.
If the market says no: adjust decisively once, not timidly three times.

Under contract

Calendar the deadlines the hour you execute: earnest money and option fee delivery (typically 3 days), option period end (5 PM local), financing deadline, closing date.
Option period: buyer inspects; expect a repair conversation. Decide repairs vs. credits with your net sheet, not your feelings.
Appraisal: if it comes in short, there’s a playbook — challenge, renegotiate, or hold. Talk before reacting.
Title commitment arrives (typically ~20 days in) — read Schedule C; it lists what must be cured before closing.
HOA resale certificate ordered and delivered inside the contract window.
Keep utilities on through closing day — the buyer’s final walkthrough needs them.

Closing week

Review the settlement statement line by line against your net sheet before signing day — surprises are for birthdays.
Bring a government ID to the title company; confirm wiring instructions BY PHONE with a number you found independently (wire fraud is real and unforgiving).
Move out fully, leave it broom-clean, and leave every key, remote, and manual on the kitchen counter.
Final walkthrough happens, documents sign, the lender funds, title records — and the wire lands. Congratulations.
Keep your closing package for tax season; note any capital-gains exclusion questions for your CPA.