What to Expect After You List: The Seller’s Timeline Explained
Selling your home in San Antonio? Here’s what you need to know upfront:
Timeline: Homes take about 111 days to sell - 76 days on the market and 35 days to close.
Best Months to Sell:
Fastest Sale: May (51 days on market).
Highest Price: July ($349,000 median price).
Price Premium: September (4.55% above yearly average).
Key Steps:
Set a competitive price with your REALTOR®.
Deep clean, declutter, and stage your home.
Focus on curb appeal - small exterior updates can boost value by 7%.
Manage showings effectively - private tours and open houses matter.
Review offers carefully, considering price, contingencies, and timeline.
Prepare for inspections, appraisals, and closing tasks.
Quick Tip: Staged homes sell 75% faster and for up to 6% above asking price. Professional photos, neutral colors, and thoughtful decor make a big difference.
Selling your home doesn’t have to be overwhelming. With the right preparation and timing, you can maximize your sale price and minimize time on the market.
Getting Your Home Show-Ready
Once your home is listed, the next step is making it irresistible to buyers. A well-prepared home can help you sell faster and even secure a higher price.
Clean and Clear: Making Space
Start with a deep clean and decluttering session. Use the 90/90 rule: if you haven’t used something in the past 90 days and won’t need it in the next 90 days, it’s time to let it go.
Here’s a quick guide to decluttering key areas:
Area
Task
Why It Matters
Storage
Use the four-box method: keep, donate, trash, relocate
Creates an organized, tidy look
Living Areas
Follow the one-in-one-out rule
Keeps rooms open and inviting
Kitchen
Clear countertops
Makes the space feel larger
Bathrooms
Remove personal items
Helps buyers imagine living there
"When your house is clean from top to bottom, buyers are more receptive to overlooking missing wishlist items." – Kim Pratt, Top Agent in Tarrant County, Texas
Once the clutter is gone, take it a step further with thoughtful staging.
Home Staging in San Antonio
Home staging can speed up your sale and potentially increase your final price. In fact, staged homes often sell 75% faster and for up to 6% above the asking price.
Key Staging Tips:
Neutral colors: Paint walls in neutral tones to attract a wide range of buyers.
Maximize light: Open blinds and add lighting to brighten up the space.
Furniture arrangement: Create clear pathways to make rooms feel more spacious.
Small touches: Add fresh flowers or a fruit bowl to make the home feel inviting.
"Using neutral tones in home staging is essential. It helps potential buyers visualize how they can make the space their own without being influenced by the current owner's personal style." – Lisa Atkinson, Certified Home Staging Expert
Here are some staging options to fit different budgets:
Traditional staging: $1,000–$5,000
Virtual staging: Under $500
DIY staging: Costs depend on minor updates and decor
Once the interior is ready, shift your attention to the exterior for that all-important first impression.
Making a Strong First Impression
First impressions matter - buyers often form opinions within 30 seconds of seeing a home. Focus on these exterior upgrades to make those seconds count:
Exterior Improvements That Pay Off:
Homes with great curb appeal sell for 7% more on average.
A black or charcoal gray front door can add up to $6,271 in value.
Basic exterior updates can yield a 152% return on investment.
"The front door is a home's handshake with the world. A stylish and well-maintained entrance can significantly increase buyer interest." – Emily Clark, Professional Home Stager
Managing Buyers and Home Tours
Once your home is ready, managing showings effectively is key to keeping buyers interested. Private tours play a major role, with 79% of buyers finding them highly important.
Scheduling Home Showings
Different types of showings cater to various needs. Here's a quick breakdown:
Showing Type
Benefits
Best For
Private Tours
Personalized attention for buyers
Luxury or one-of-a-kind homes
Lockbox Tours
Flexible timing for convenience
Vacant homes, busy schedules
Open Houses
Attracts multiple visitors at once
New listings, busy neighborhoods
To streamline the process:
Use showing management tools to handle requests efficiently.
Keep a shared calendar accessible to everyone in the household.
Planning Open House Events
During open houses, ensure the space is welcoming and secure. For example, adjust the A/C to a comfortable level.
Safety Tips:
Lock away valuables, medications, and sensitive documents.
Track who visits your home.
Provide listing sheets for potential buyers.
Preparing for Individual Tours
While open houses generate buzz, private tours require a more personalized, polished approach. Here's how to get ready:
1. Interior Setup
Turn on lights, open blinds, and adjust the temperature.
Play soft music to create a relaxing atmosphere.
2. Quick Cleaning
Wipe surfaces, empty trash, and vacuum key areas.
Clean mirrors and glass for a spotless look.
3. Final Details
Remove pet items and secure any pets.
Place fresh towels in the bathrooms.
Clear countertops of personal items.
Address any lingering odors.
Take photos of the staged rooms ahead of time to ensure they look consistent for every showing.
Reviewing and Responding to Offers
After hosting home tours, the next step is reviewing and responding to offers. This is your chance to evaluate each offer carefully and aim to get the best value for your home.
Key Parts of a Home Offer
Each offer includes several important components that need your attention:
Component
What to Evaluate
Why It Matters
Purchase Price
Compare to market value
Determines your overall proceeds
Earnest Money
Amount and terms
Shows the buyer's level of commitment
Contingencies
Inspection, financing, appraisal
Fewer conditions can speed up closing
Closing Date
Proposed timeline
Affects your moving schedule
Included Items
Appliances, fixtures
Influences the final deal value
By focusing on these elements, you can better assess and compare offers to pick the most favorable one.
How to Choose Between Multiple Offers
Once you understand the details of each offer, it's time to compare them and identify the strongest proposal. In a fast-paced market like San Antonio, you might receive multiple offers soon after listing. When deciding, weigh factors such as:
The buyer's financial stability and pre-approval status
Down payment amount
Contingency requirements
Closing timeline
Special requests or conditions
In competitive markets, response windows are often 24–48 hours, while less competitive areas may allow a few extra days.
San Antonio Home Sale Negotiations
After narrowing down the best offers, you can negotiate to improve the terms. Your strategy will depend on the local market and the buyer's motivation. For example, in a seller's market, you may have more leverage, while in a buyer's market, flexibility might be key. Here are some negotiation tips:
Focus on the overall value of the offer
Align the buyer's timeline with your moving plans
Discuss contributions to closing costs
Address repair requests
Review any requests for appliances or fixtures
Work closely with your real estate agent before finalizing any decisions. Keeping communication open through your agent can help maintain buyer interest while you make your choice.
Next, you'll move into the final stage: transitioning from contract to closing.
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Steps Between Contract and Closing
After accepting an offer, there are several important steps to complete before closing.
Home Inspection Period
During the Texas option period, buyers typically arrange for a home inspection. The inspection report is kept on record for four years.
Here’s what you should check before the inspection:
System
Maintenance Needed
Average Cost
HVAC
Service check; ensure 16-20°F differential
$75–$200
Electrical
Update GFCI outlets; inspect panel
$132–$288
Plumbing
Fix leaks; install expansion tank
$145–$350
Exterior
Repair rot; caulk windows/doors
$70–$120 per window
Roof
Address leaks and damage
$150–$1,000
"This means that you want to prepare your home in advance, so that very few items are listed on the inspection report!" - Sheila Cox, Realtor
Although sellers aren’t legally required to make repairs after the inspection, fixing major issues can help avoid financing delays or even the termination of the contract. Once the inspection is done, the next step involves appraisal and financing.
Home Appraisal and Buyer Financing
A third-party appraiser assesses your property based on:
Condition of the interior and exterior
Square footage and number of rooms
Recent upgrades and features
Comparable sales in the neighborhood
Overall property condition
If the appraisal value is lower than the agreed purchase price, you have a few options:
Request a second appraisal
Renegotiate the sale price
Ask the buyer to cover the difference
Final Steps to Close the Sale
After any appraisal-related adjustments, wrap up these tasks to finalize the sale:
Property Preparation: Complete and document all agreed-upon repairs for the buyer’s final walk-through.
Account Management: Cancel or transfer accounts such as:
Utilities (water, gas, electric)
Internet and cable services
Homeowner’s insurance
Property tax arrangements
Documentation: Gather and organize all necessary paperwork, including:
Signed and notarized grant deed
Escrow documents
Repair receipts
Proof of insurance cancellation
Closing dates may shift, so keep your moving plans flexible. Once everything is finalized, your proceeds will be sent via wire transfer or check, depending on your agreement with the escrow company.
After the Sale
Once the sale is complete, your attention shifts from moving logistics to handling tax matters and organizing post-sale documents.
Moving Out Timeline
Timeline
Action Items
Important Details
Day of Closing
Complete final walkthrough and sign documents
Keep copies of all closing paperwork
1–2 Days After
Transfer utilities
Includes water, electricity, gas, and internet
Within 7 Days
Change address and redirect mail
Set up 30-day mail forwarding
Within 14 Days
Vacate property
Ensure the property is left in agreed condition
Within 30 Days
Verify mortgage discharge
Confirm mortgage payoff and account closure
Once you've moved out, it's time to address your tax responsibilities.
Texas Home Sale Tax Guide
Selling a home in Texas comes with tax advantages. The state does not impose:
Personal income tax
Capital gains tax
Transfer tax
Estate or inheritance tax
However, there are still a few tax considerations to keep in mind:
Federal Capital Gains Tax
Keep detailed records of home repairs and upgrades, as these can reduce your tax basis. Most homeowners qualify for capital gains exclusions:
$250,000 for single filers
$500,000 for married couples filing jointly
Property Tax Obligations
Texas has a property tax rate of 1.36%, which is among the highest in the U.S. For a home valued at $322,000, this results in about $4,400 in annual property taxes.
"That's really the main tax you have to plan for. Most people have an escrow account, so it's already accounted for, but a lot of people don't. So, you've got to be aware that we pay property taxes in Texas." – Katie Powers, Top San Antonio Area Real Estate Agent
Once your tax plan is in place, focus on organizing documents and planning your financial future.
Next Steps After Selling
Here’s what to do after the sale:
Document Management
Keep both digital and physical copies of closing documents, receipts, warranties, purchase agreements, and tax records in a secure location.
Financial Planning
Update your estate plan, including your will, power of attorney, and investment strategies, to reflect your increased liquid assets.
"If you're living in the home, you do get a homestead exemption in the state of Texas, which gives you a great percentage off of your yearly taxes. It usually equates to a yearly discount of between $400 to $800. If you are over 65, you get an exemption there, too. But the big one is, if you are a disabled veteran, you get discounts on your taxes. If you're a hundred percent disabled veteran, you pay no property taxes in the state of Texas." – Katie Powers, Top San Antonio Area Real Estate Agent
Conclusion: Your Home Sale Success Guide
Selling your home in San Antonio involves a series of clear steps. Market data shows that most properties follow a typical timeline from listing to closing. Timing your sale strategically can help you secure a faster transaction and a better price. These factors highlight the importance of using effective strategies to achieve a successful sale.
Key elements of successful sales in San Antonio include:
Professional Photos and Staging: High-quality photos and well-thought-out staging can attract serious buyers.
Smart Pricing: Collaborating with an experienced agent for a comparative market analysis ensures your home is priced competitively.
Property Preparation: Simple upgrades like a fresh coat of paint, modern fixtures, and improved curb appeal can make a big difference.
In San Antonio, success comes down to timing, competitive pricing, professional marketing, and preparing your home properly. By understanding these factors and working with a skilled local real estate agent, you can navigate the selling process with confidence. While market trends and seasonal changes may affect your timeline, good preparation and smart pricing are key to reaching your goals.