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How to Sell Your Home Des Moines | Complete Seller's Guide | Smart Move DSM
📘 Seller's Guide

How to Sell Your Home

A complete guide to selling your home in Central Iowa—from pricing and preparation to offers, negotiations, and closing day.

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Selling Process
1
Prepare Your Home
2
Price Strategically
3
Market & Show
4
Review Offers
5
Close & Celebrate
Step by Step

The Home Selling Process

Understanding the process helps you know what to expect—so there are no surprises.

📋

Prepare

Declutter, clean, repairs

💰

Price

Market analysis, CMA

📸

Market

Photos, MLS, online

🏠

Show

Showings, open houses

📝

Negotiate

Review offers, counter

🎉

Close

Inspections, closing

Critical Decision

Pricing Your Home Right

Pricing is the single most important factor in selling your home. Get it right from the start.

📈

Priced Too High

Fewer showings, longer time on market, eventual price reductions. Overpriced homes often sell for less than if priced correctly from the start.

🎯

Priced Right

Maximum buyer interest, competitive offers, faster sale. The right price generates excitement and urgency—sometimes multiple offers.

📉

Priced Too Low

Quick sale but money left on the table. Underpricing can also make buyers suspicious that something is wrong with the property.

Get Ready

Preparing Your Home to Sell

First impressions matter. Proper preparation can mean the difference between a quick sale at top dollar and a home that lingers.

🧹 Declutter & Depersonalize

  • Remove excess furniture (less is more)
  • Clear countertops and surfaces
  • Pack away personal photos
  • Organize closets (buyers look inside)
  • Clear out the garage

🔧 Repairs & Touch-Ups

  • Fix leaky faucets, running toilets
  • Repair holes, touch up paint
  • Replace burned-out bulbs
  • Fix sticky doors, squeaky hinges
  • Address any safety issues

✨ Deep Clean

  • Professional carpet cleaning
  • Clean windows inside and out
  • Scrub bathrooms and kitchens
  • Clean appliances (inside too)
  • Eliminate pet/cooking odors

🌳 Curb Appeal

  • Mow lawn, trim bushes, edge beds
  • Add fresh mulch and flowers
  • Power wash driveway/walkways
  • Paint or stain front door
  • Update house numbers/mailbox
Maximum Exposure

Marketing & Photography

Over 95% of buyers start online. Great marketing gets more eyes on your home and more buyers through the door.

📷

Professional Photos

Wide-angle shots, proper lighting, color correction. Listings with pro photos sell faster and for more money.

🚁

Drone & Aerial

Show your lot, neighborhood, and proximity to amenities from above. Stand out from the competition.

🎥

Video Tours

Walkthrough videos help buyers experience the flow before visiting. Virtual tours for out-of-state buyers.

🌐

MLS & Syndication

Listed on MLS, Zillow, Realtor.com, Redfin, and hundreds more sites for maximum exposure.

📱

Social Media

Facebook, Instagram, targeted ads reaching buyers actively searching in your area.

✉️

Email Marketing

Sent to my buyer database and agent network. Coming soon campaigns generate buzz before you hit market.

Buyer Visits

Showings & Open Houses

The more accessible you make your home, the faster it's likely to sell.

✅ DO

  • Leave during showings (buyers feel uncomfortable with sellers present)
  • Keep the home "show ready" at all times
  • Open curtains and turn on lights
  • Set a comfortable temperature
  • Take pets with you or secure them
  • Be flexible with showing times
  • Secure valuables and medications

❌ DON'T

  • Follow buyers around during showings
  • Leave dishes in sink or beds unmade
  • Have strong food odors
  • Leave pet evidence (litter, odors)
  • Refuse showing requests without reason
  • Leave TV or radio on
  • Forget to take out the trash
Decision Time

Reviewing & Negotiating Offers

An offer is more than just a price—it includes terms, contingencies, and timing that all affect the outcome.

💰

Price

Offered amount vs. asking price. Consider net proceeds, not just the number.

🏦

Financing

Cash is strongest. Pre-approved conventional loans are solid. FHA/VA may have hurdles.

💵

Earnest Money

Larger deposits signal serious buyers. Typically 1-3% of purchase price.

📋

Contingencies

Inspection, financing, appraisal. Fewer contingencies = less risk for you.

📅

Timeline

Closing date, possession date. Does it work with your moving plans?

🎁

Concessions

Seller-paid closing costs, repairs, inclusions. These affect your net proceeds.

Final Steps

The Closing Process

Once you accept an offer, expect 30-45 days of inspections, appraisals, and paperwork before handing over keys.

1

📋 Buyer's Inspection (Days 1-10)

Buyer hires inspector. They may request repairs or credits. You can negotiate, agree, or decline.

2

🏦 Appraisal (Days 10-20)

Lender orders appraisal to confirm value. If it comes in low, you may need to renegotiate.

3

📄 Title Work (Days 10-30)

Title company researches ownership history. Liens or issues must be resolved before closing.

4

💼 Loan Processing (Days 15-40)

Buyer's lender finalizes mortgage. Delays here are the most common reason closings get pushed.

5

🏠 Final Walkthrough (Day Before)

Buyer verifies condition and that repairs were completed. Make sure you've moved out and cleaned.

6

✍️ Closing Day

Sign paperwork at title company. Deed transfers, funds disbursed, buyer gets keys. You're sold!

Know Your Numbers

Understanding Selling Costs

Knowing costs upfront helps you set realistic expectations for net proceeds.

Cost Item Typical Amount Notes
Agent Commission 5-6% of sale price Split between listing and buyer's agents
Title Insurance $500-$1,500 Protects buyer against title defects
Closing/Settlement Fees $300-$800 Title company fees for handling closing
Transfer Taxes $100-$500 Iowa has minimal transfer taxes
Prorated Property Taxes Varies Your share through closing date
Repairs/Buyer Credits Negotiated Depends on inspection and negotiations
Home Warranty $400-$600 Optional—can help close deals
🏡

Selling for Seniors & Families

As an SRES® (Seniors Real Estate Specialist), I have specialized training to help seniors and their families navigate selling a long-time family home. Whether downsizing, moving to assisted living, or managing an estate sale, I understand the emotional and practical complexities.

  • Downsizing and decluttering help
  • Estate sale coordination
  • Senior move manager referrals
  • Working with out-of-state children
  • Flexible timelines and patience
  • Senior living placement connections
Common Questions

Home Selling FAQs

Spring (March-May) typically sees the most buyer activity, but Des Moines has buyers year-round. The best time to sell depends more on your personal situation than the calendar. A well-priced, well-presented home sells in any season.
Total timeline is typically 2-4 months: 1-4 weeks preparation, 15-45 days on market (varies by neighborhood and price), and 30-45 days from accepted offer to closing. Well-priced homes in good condition sell faster.
Focus on repairs that are visible, affect safety, or would flag on an inspection. Major renovations rarely return their full cost. High-impact, low-cost updates like fresh paint, new hardware, and landscaping provide the best ROI.
Get a Comparative Market Analysis (CMA) from a local agent that examines recent sales, active listings, and pending sales. Online estimates like Zillow's Zestimate can be off by 5-10%. Proper pricing generates maximum buyer interest.
Yes! Most sellers do. Your mortgage is paid off at closing from the sale proceeds. As long as your sale price covers what you owe plus selling costs, you're fine. If you're "underwater," there are options like short sales to discuss.
If a home doesn't sell, it's usually a pricing issue. We'll review showing feedback, market conditions, and comparable sales to determine if a price adjustment is needed. Sometimes better photos or improved staging can also help.
Yes, strongly recommended. Buyers feel uncomfortable asking questions or discussing the home honestly when the seller is present. Take a walk, run errands, or visit a neighbor during showings for the best results.
Generally, anything attached to the house stays (fixtures, built-ins, window treatments). Anything not attached goes with you (furniture, décor). We'll clarify specifics in the listing agreement and purchase contract.

Ready to Sell Your Home?

Start with a free, no-obligation home valuation. I'll walk you through the process and help you understand what your home could sell for.

Get Free Home Valuation Check Your Home Value

Smart Move Des Moines | Sarah Ingles, REALTOR® SRES®

📞 563-513-8771 | ✉️ [email protected]

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