The Seller’s Checklist

If you're selling a home in Sullivan County, New York, or any other Sullivan County, it’s important to be organized and thorough to ensure a smooth process. Below is a seller’s checklist that covers key steps and items to consider:

1. Initial Preparations

• Evaluate Your Home’s Market Value:

  • Consider getting a comparative market analysis (CMA) from a local realtor or hiring a professional appraiser to determine an accurate listing price.

• Check for Legal and Zoning Issues:

  • Ensure there are no unresolved title issues, liens, or unpaid property taxes.

  • Verify zoning and property use restrictions with local municipalities if you’re selling rural land or non-traditional properties.

• Review Homeowners Association (HOA) Rules:

  • If your property is within an HOA, familiarize yourself with the rules for selling, any transfer fees, and provide prospective buyers with any necessary documentation (meeting minutes, rules, etc.).

2. Prepare Your Home for Sale

• Clean and Declutter:

  • Deep clean the entire home, including carpets, windows, and fixtures.

  • Declutter rooms to make the space appear larger and more inviting.

• Repairs and Improvements:

  • Address any necessary repairs (e.g., leaky faucets, cracked tiles, HVAC issues).

  • Consider making small updates (fresh paint, updated lighting fixtures) to increase appeal.

  • Consider getting a pre-inspection to identify any hidden issues.

• Stage Your Home:

  • If needed, stage your home to highlight its best features and create a welcoming atmosphere.

• Landscape Curb Appeal:

  • Ensure the exterior of your home is inviting—mow the lawn, trim bushes, and clean walkways.

3. Organize Documents

• Property Disclosure Statement:

  • Prepare a property disclosure statement to share with potential buyers. This will outline any known issues with the property.

• Recent Utility Bills:

  • Have recent utility bills available to show the potential buyer the average monthly costs (e.g., electricity, heating, water, etc.).

• Home Inspection Reports (If Applicable):

  • If you've had an inspection recently, consider providing the report to potential buyers upfront.

• Title and Deed:

  • Ensure that you have the original deed for the property, and confirm ownership with a title company.

• Survey/Plot Plan (if applicable):

  • If there have been any changes to your property boundary or if the buyer requires it, have a recent property survey available.

• Warranties and Manuals:

  • Provide warranties or manuals for any appliances or home systems (HVAC, water heater, etc.) that will transfer with the home.

4. List Your Home

• Choose a Real Estate Agent (if applicable):

  • Research and select a licensed real estate agent familiar with the Sullivan County market. They can assist with pricing, marketing, and handling negotiations.

• Set a Listing Price:

  • Based on the CMA or appraisal, set an appropriate asking price for your home.

• Prepare Marketing Materials:

  • High-quality photos and possibly a video tour.

  • List your property on MLS and other relevant platforms (Zillow, Realtor.com, etc.).

  • If selling in a rural or unique area, consider creating a dedicated website or brochure for your property.

5. Review Offers

• Offer Review Process:

  • Be prepared to review and negotiate offers. Your agent will assist in evaluating offers based on price, contingencies, and the buyer’s financial qualifications.

• Negotiate Terms:

  • You may negotiate contingencies, closing costs, inspection terms, and move-in dates.

6. Contracts & Closing

• Review the Sales Contract:

  • Ensure that all terms are clearly stated and that all necessary disclosures and conditions are included.

• Hire a Real Estate Attorney (optional but recommended):

  • In New York, a real estate attorney often reviews and finalizes the closing documents, especially if the buyer is using a mortgage.

• Schedule and Prepare for Inspections:

  • Buyers may request a home inspection. Be prepared for this and to negotiate any issues that arise.

• Title and Escrow:

  • Work with a title company or attorney to ensure that the title is clear and any outstanding issues are resolved before closing.

• Prepare for Closing Costs:

  • Be aware of the closing costs, including agent commission, transfer taxes, repairs (if negotiated), attorney fees, etc.

• Sign Closing Documents:

  • On the closing day, sign the necessary documents, including the deed of sale, to transfer ownership to the buyer.

• Transfer Keys and Possession:

  • After closing, make arrangements to hand over the keys, garage openers, and any necessary documents to the buyer.

7. Post-Sale

• Cancel Insurance:

  • Once the sale is complete, cancel or transfer your homeowner’s insurance policy to reflect the property’s new status.

• File Tax Documents:

  • File the appropriate paperwork for taxes. Any capital gains taxes may be applicable if the sale results in a profit.

• Remove Listings and Online Ads:

  • Once the sale is completed, take down any online listings and signs in front of your property.

Additional Tips for Selling in Sullivan County:

• Consider the Seasonal Market:

  • If you’re selling in a rural area like parts of Sullivan County, consider the timing of your sale. Summer and fall may see more buyers looking for vacation homes or properties near outdoor attractions like the Catskill Mountains or the Delaware River.

• Market the Lifestyle:

  • Many buyers in Sullivan County are looking for a lifestyle change—highlight local amenities, outdoor activities, and natural beauty when marketing your home.

• Prepare for Unique Rural Aspects:

  • Properties in rural areas may have unique challenges (e.g., well water, septic systems, long commutes to town centers). Be prepared to address these in your listing and negotiations.

By staying organized and following these steps, you'll be well-positioned to sell your Sullivan County home with minimal stress.