If you haven’t sold a home in several years — or ever — the process can feel like a black box. Here’s a clear walkthrough of the steps to selling a house, in order, from the moment you decide to sell until the money hits your account.
Phase 1: Pre-Listing Preparation (4–8 Weeks Before Going Live)
Understanding the Steps to Selling a House
This is where most of the work happens, and most sellers underestimate how long it takes.
- Establish your price: Get a current market analysis based on recent comparable sales, not automated estimates.
- Complete priority repairs and prep: Focus on Tier 1 issues and high-ROI cosmetic work. Professional photography matters enormously.
- Massachusetts requirement: Smoke detector and carbon monoxide detector certificates are legally required before a sale can close. Schedule your inspection early — it can take time to book and any required upgrades take additional time.
- New Hampshire: No smoke cert requirement, but oil tank condition and well/septic documentation are commonly needed.
Phase 2: Active on Market (Days to Several Weeks)
In a normal spring market in Southern NH and Northern MA, well-priced homes in good condition routinely go under contract within 1–2 weeks. In slower seasons or at higher price points, expect 3–6 weeks.
If you’re not seeing offers after two to three weeks at your price point, it’s usually one of two things: price or condition. Honest feedback from showings will tell you which.
Phase 3: From Accepted Offer to Purchase and Sale Agreement (1–2 Weeks)
An accepted offer is the beginning, not the end. In Massachusetts, the Purchase and Sale Agreement (P&S) is a more detailed contract negotiated after the initial offer — typically within 7–14 days. This is where final price, closing date, included items, deposit amount, and contingencies are locked in.
Key contingencies to understand: financing (the buyer’s ability to get their loan), inspection (the buyer’s right to have the home inspected), and appraisal (whether the lender’s appraiser agrees with the purchase price).
Phase 4: Under Contract to Closing (30–45 Days)
- Home inspection: Typically within 7–10 days of accepted offer. Buyers may request repairs or credits based on findings.
- Appraisal: Ordered by the buyer’s lender. If it comes in below the contract price, you’ll need to negotiate — reduce price, split the difference, or hold firm and risk the buyer walking.
- Title work: Your attorney clears the title, ensures there are no liens or encumbrances, and prepares closing documents.
- Final walkthrough: Usually 24–48 hours before closing. The buyer confirms the home is in the agreed condition.
- Closing day: Deeds are signed, funds are wired. You typically receive net proceeds the same day or the next business day.
A word on timing expectations: in a normal market, the under-contract-to-closing period is fairly predictable. Delays happen when title issues surface, when buyers have trouble with financing, or when inspection negotiations drag out. The best way to avoid delays is to be responsive, have your documents ready, and address known issues proactively.
Get a Clear Plan for Your Sale
Every sale is different, but the process doesn’t have to feel uncertain. Whether you’re selling for the first time or haven’t been through a transaction in over a decade, having someone who knows the Massachusetts and New Hampshire markets — and who can anticipate issues before they become problems — makes all the difference.
I’ve guided over 150 sellers through this process across Southern NH and Northern MA, and I focus on one thing: getting you from decision to closing without surprises. That means clear communication at every step, realistic timelines, honest pricing strategy, and proactive problem-solving when the unexpected comes up.
If you’re thinking about selling, or if you’ve already decided and want to understand what comes next, let’s talk.
Ready to take the next step?
