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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 in Central Iowa

Selling a home is one of the biggest financial decisions you'll make—and you don't have to figure it out alone. I provide a guided, full-service process from pricing through closing, so you can sell with confidence in Des Moines, West Des Moines, Urbandale, Waukee, Ankeny, and surrounding communities. Start with a free home value estimate to see where you stand.

Request Your Personal Home Valuation See My Step-by-Step Selling Process
My 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

When you work with me, every step is handled with care and expertise—so there are no surprises. I'll guide you through each phase and keep you informed along the way. Get more guidance in my home selling education articles.

📋

Prepare

I walk your home room-by-room and prioritize what matters

💰

Price

I prepare a custom CMA using live market data

📸

Market

I coordinate photos, video, MLS, and online marketing

🏠

Show

I manage showings, open houses, and buyer feedback

📝

Negotiate

I review every offer and negotiate on your behalf

🎉

Close

I track every deadline and get you to closing day

Critical Decision

Pricing Your Home Right

Pricing is the single most important factor in selling your home. I'll handle your pricing strategy with a detailed Comparative Market Analysis so you're confident from day one. Start with a personalized home value estimate.

📈

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.

When you work with me, I combine real-time market data from my Des Moines Market Pulse Dashboard with your home's unique features to set a pricing strategy that attracts serious buyers. I also provide a custom CMA covering recent sales, active listings, pending sales, and expired listings in your specific Des Moines-area neighborhood. Want a personal pricing consultation? Request your personalized CMA.
Get Ready

Preparing Your Home to Sell

You don't have to figure this out alone. I walk room-by-room with you (or virtually) to prioritize the updates that actually matter to buyers in Central Iowa. See how homes show in different Des Moines neighborhoods.

🧹 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
When we work together, I provide a customized preparation checklist tailored to your home's condition and your budget. I also recommend trusted local vendors—painters, landscapers, cleaners, and handymen—if you need help getting things done. My goal is to focus your time and money on the improvements that deliver the best return.
Maximum Exposure

My Marketing Plan for Your Home

Over 95% of buyers start their search online. When you list with me, I coordinate and invest in a comprehensive marketing plan to get your home in front of the right buyers. Browse current Des Moines listings to see how I position homes online.

📷

Professional Photos

I hire professional photographers for wide-angle shots, proper lighting, and color correction. Listings with pro photos sell faster and for more money.

🚁

Drone & Aerial

I arrange drone photography to showcase your lot, neighborhood, and proximity to amenities from above—helping your listing stand out immediately.

🎥

Video Tours

I produce walkthrough video tours so buyers experience your home's flow before visiting. Virtual tours are especially valuable for out-of-state buyers.

🌐

MLS & Syndication

I feature your home on the MLS, Zillow, Realtor.com, Redfin, and hundreds of additional sites for maximum buyer exposure across the internet.

📱

Social Media & App

I run targeted Facebook and Instagram campaigns reaching active buyers. You'll also appear in my Smart Move Des Moines home search app.

✉️

Email & Network

I send your listing to my buyer database and agent network. Coming-soon campaigns generate buzz and anticipation before you officially hit market.

Buyer Visits

Showings & Open Houses

The more accessible you make your home, the faster it's likely to sell. I handle all showing instructions, coordinate schedules, collect detailed feedback after every visit, and develop your open house strategy so you always know where things stand. Curious what buyers look for? See how buyers search and tour homes on the buying side.

✅ 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 your bottom line. I walk you through every offer, explain the fine print, and help you choose the best combination of price, terms, and timing. Check the Des Moines Market Pulse Dashboard to understand current conditions.

💰

Price

Offered amount vs. asking price. I help you look at net proceeds, not just the headline number.

🏦

Financing

Cash is strongest. Pre-approved conventional loans are solid. I help you evaluate FHA/VA terms and any potential hurdles.

💵

Earnest Money

Larger deposits signal serious buyers. I review deposit amounts and explain what they mean for your risk.

📋

Contingencies

Inspection, financing, appraisal. I explain what each contingency means and how they affect your certainty of closing.

📅

Timeline

Closing date, possession date. I make sure the timeline works with your moving plans and next steps.

🎁

Concessions

Seller-paid closing costs, repairs, inclusions. I calculate how these affect your true net proceeds.

I negotiate on your behalf to protect your interests and keep your stress low. I help you compare not just price, but financing, contingencies, closing timelines, and concessions so you understand your true net. Whether you're selling in Grimes, West Des Moines, or anywhere across the metro, I bring experience with how different neighborhoods and buyer pools affect your negotiating position.
Final Steps

The Closing Process

Once you accept an offer, expect 30–45 days of inspections, appraisals, and paperwork before handing over keys. My job is to keep you informed, on time, and advocated for from offer to closing day.

1

📋 Buyer's Inspection (Days 1–10)

Buyer hires an inspector. They may request repairs or credits. I review the report with you, advise on what's reasonable, and negotiate any repair requests on your behalf.

2

🏦 Appraisal (Days 10–20)

The lender orders an appraisal to confirm value. If it comes in low, I help you evaluate your options—whether that's renegotiating, providing supporting data, or adjusting terms.

3

📄 Title Work (Days 10–30)

The title company researches ownership history. I stay in close contact with title and flag any liens or issues early so nothing delays your closing.

4

💼 Loan Processing (Days 15–40)

The buyer's lender finalizes their mortgage. Delays here are the most common reason closings get pushed—I stay in touch with the lender and buyer's agent to keep things moving.

5

🏠 Final Walkthrough (Day Before)

The buyer verifies condition and that any agreed-upon repairs were completed. I make sure you're prepared and that the home is ready to hand over.

6

✍️ Closing Day

Sign paperwork at the title company. Deed transfers, funds are disbursed, and the buyer gets the keys. I'll be there to make sure everything goes smoothly—you're sold!

Know Your Numbers

Understanding Selling Costs

Knowing costs upfront helps you set realistic expectations for net proceeds. Use my real estate tools and calculators to run your own numbers.

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
I net everything out for you before you list so there are no surprises. I'll walk you through your expected proceeds, accounting for your mortgage payoff, selling costs, and any credits or concessions. You'll know your bottom line before you sign a listing agreement. Want to estimate your numbers now? Try my mortgage and affordability tools or schedule a free consultation for a personalized net sheet.
🏡

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 you're downsizing, moving to assisted living, or managing an estate sale, I understand the emotional and practical complexities—and I guide you through every step with patience and care.

If you're helping a parent or loved one in the Des Moines area, I can be your on-the-ground partner from first conversation through move-out and closing. I coordinate with adult children (even out of state), senior living communities, and trusted professionals like my partners at Golden Concierge for senior living placement services. Seniors 65+ should also know about Iowa property tax benefits at 65+ that may affect your timing and decision.

  • Downsizing and decluttering guidance
  • Estate sale and probate coordination
  • Senior move manager referrals
  • Out-of-state family communication
  • Flexible timelines and patience
  • Senior living placement connections
  • Golden Concierge partnership
  • Adult children coordination

Learn more about my senior-focused real estate services →

Common Questions

Home Selling FAQs

Spring (March–May) typically sees the most buyer activity, but Des Moines has buyers year-round. I'll review your goals and timing, then use my live Des Moines Market Pulse Dashboard to recommend when and how to list for your situation. 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. I track every deadline and keep you informed throughout. If you're comparing areas, explore my Des Moines neighborhood guides.
I'll walk through your home and help you 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. I also connect you with trusted local contractors who do quality work at fair prices.
I prepare a detailed Comparative Market Analysis (CMA) that examines recent sales, active listings, and pending sales in your area. Online estimates like Zillow's Zestimate can be off by 5–10%. When you work with me, I combine live Des Moines market data with your home's unique features to set a pricing strategy that attracts serious buyers. Start with a free home value estimate to get a sense of where you stand.
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. I'll help you estimate your net proceeds early so there are no surprises. If you're "underwater," there are options like short sales to discuss—reach out any time.
If a home doesn't sell, it's usually a pricing issue. I'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. I stay proactive and transparent—you'll always know where we stand and what adjustments I recommend.
Yes, strongly recommended. Buyers feel uncomfortable asking questions or discussing the home honestly when the seller is present. I handle all showing logistics, collect feedback from every visit, and share it with you so we can fine-tune our strategy together.
Generally, anything attached to the house stays (fixtures, built-ins, window treatments). Anything not attached goes with you (furniture, décor). I clarify all specifics in the listing agreement and purchase contract so there's no confusion. Have questions about your situation? Reach out any time.

Ready to Talk About Selling Your Home in Central Iowa?

Let's start with a no-pressure conversation about your goals, pricing, preparation, and timing. I'll give you an honest assessment of where you stand and a clear path forward—no obligation.

Schedule a Free Consultation Get Your Home Value Estimate

I help homeowners in Des Moines, West Des Moines, Urbandale, Waukee, Ankeny, Johnston, Grimes, Clive, and surrounding communities sell with confidence. Learn more about me, Sarah Ingles, REALTOR® SRES® CPCU →