Step by Step
The Home Selling Process
Eight steps, from first conversation to handing over the keys.
Initial consultation & pricing
We walk the property, talk goals and timeline, and build a Comparative Market Analysis (CMA) to price it right.
Sign the listing agreement
Spells out my commission, marketing plan, and how long we're listing for — fully negotiable terms, explained in plain language.
Prep the home
Repairs, cleaning, staging, and professional photos — this is where homes win or lose buyer interest.
List & market
MLS, social media, signage, and syndication to the major home search sites.
Showings & offers
Buyers tour the home; serious buyers submit written offers for you to review.
Negotiate & accept
We review price, contingencies, and terms together, and counter until we land on the right offer.
Buyer's inspection & appraisal
The buyer's lender and inspector do their work; we handle any repair requests that come up.
Closing
Final walkthrough, signing, and handing over the keys — funds are wired to you shortly after.
Get This Right
Pricing Your Home Right
A Comparative Market Analysis (CMA) looks at what similar homes nearby have actually sold for recently — not what they're listed for, which is just a seller's hope. I build yours from real, closed comparable sales.
Overpricing is the most common seller mistake. A home that sits on the market for months, then gets a price cut, often nets less than one priced right from day one — buyers notice stale listings and wonder what's wrong.
First Impressions
Preparing Your Home to Sell
- Repairs — fix the obvious stuff (leaky faucets, broken fixtures) before buyers see it as a red flag.
- Deep clean & declutter — lets buyers picture their own life in the space, not yours.
- Curb appeal — the first photo and the first fifteen seconds in person matter enormously.
- Professional photos — the majority of buyers find a home online first; this isn't optional anymore.
Required by Law
California Disclosures: What You Must Provide
California requires sellers to disclose more than most states. The core documents for most residential sales:
- Transfer Disclosure Statement (TDS) — you personally attest to the property's condition and anything you know about defects or past issues. Your agent can't fill this out for you.
- Seller Property Questionnaire (SPQ) — additional detail beyond the TDS, covering things like permits, neighborhood issues, and past repairs.
- Natural Hazard Disclosure (NHD) — a report (you order and pay for, typically $50-$150) covering flood, fire, earthquake, and other hazard zones. California is the only state that requires this.
If your property is in a High or Very High Fire Hazard Severity Zone — common across parts of Siskiyou County — you'll also need defensible space compliance documentation (clearing vegetation within 100 feet of structures, under California Public Resources Code §4291), and for homes built before 2010, a fire-hardening checklist. I'll help you get ahead of this early, since it can affect timing.
Working Together
The Listing Agreement & Commission
Since the 2024 NAR settlement, commission is explicitly negotiable and spelled out in writing before we list — there's no set or standard rate. Your listing agreement covers my commission, the marketing plan, and the listing term, and you decide separately what (if anything) to offer a buyer's agent.
I can no longer advertise buyer-agent compensation through the MLS — that's now a private conversation between buyers and their own agents, which keeps everything transparent for everyone at the table.
Decision Time
Understanding Offers
An offer is more than a price. I'll walk you through each one side by side: offer price, contingencies (inspection, appraisal, financing), proposed closing date, and anything the buyer's asking you to include or exclude. We can accept, reject, or counter any offer.
The Buyer's Side
Inspection & Appraisal, From a Seller's View
The buyer's inspector will check the home's condition, and may come back with a repair request or credit ask — we'll negotiate that together, and you're never obligated to agree to everything asked.
The buyer's lender orders an independent appraisal to confirm the home is worth the loan amount. If it comes in low, we have options: renegotiate price, the buyer pays the difference in cash, or in some cases, dispute the appraisal.
What You Actually Walk Away With
Your Net Proceeds
Typical items taken out of your sale price before you get your check — I'll prepare a full net sheet with real numbers once we have an offer.
| Item | Typically Paid By | Typical Amount |
|---|---|---|
| Real estate commission | Seller (fully negotiable) | Varies — set in your listing agreement |
| County transfer tax | Seller, in Siskiyou County | $1.10 per $1,000 of sale price |
| Natural Hazard Disclosure report | Seller | $50-$150 |
| Prorated property taxes | Seller, through day of closing | Based on county tax rate |
| Owner's title policy | Often seller (negotiable) | Varies by sale price |
| Escrow fees | Often split buyer/seller | Varies by provider |
Average total seller closing costs in California run roughly 2-3% excluding commission, or 6-10% including a typical commission. Sources: seller closing costs, 2026, Siskiyou County transfer tax
The Finish Line
Closing Day
You'll sign your closing documents (often a day or two before or on closing day itself), hand over keys, garage remotes, and any warranties or manuals for appliances and systems. Funds are typically wired to you within a day of recording.
Plan your move-out around the agreed possession date in the contract — usually at closing, but sometimes a few days after by agreement (a "rent-back").
Selling Here, Specifically
Local Specifics for Siskiyou County Sellers
- Well & septic certification — for rural properties, getting a well flow test and septic inspection done before listing (not after an offer) heads off surprises and keeps your closing on schedule.
- Defensible space — many parts of the county sit in High or Very High Fire Hazard Severity Zones. Getting your defensible space work done before listing avoids a scramble during escrow.
- Transfer tax — Siskiyou County collects the standard California rate of $1.10 per $1,000 of sale price, typically paid by the seller.
Speak the Language
Glossary of Common Terms
- CMA
- Comparative Market Analysis — recent comparable sales used to price your home
- TDS
- Transfer Disclosure Statement — your personal attestation of the property's condition
- NHD
- Natural Hazard Disclosure — California's required hazard-zone report
- Contingency
- A condition that must be met for the sale to proceed
- Escrow
- A neutral third party holding funds/documents until sale conditions are met
- Net Sheet
- A worksheet estimating what you'll actually walk away with after costs
- Appraisal
- An independent estimate of a home's value, ordered by the buyer's lender
- Rent-Back
- An agreement letting the seller stay briefly after closing, usually for a daily fee
- Defensible Space
- Required cleared vegetation zone around structures in fire hazard areas
- Listing Agreement
- The contract between you and your agent, including commission and terms
Keep These Handy
Trusted Resources
The state's real estate regulator — verify any agent's license.
Well and septic certification for the county.
Official requirements for fire hazard severity zones.
Plain-language guides that apply to both sides of a sale.
Thinking about listing?
Let's talk pricing, timeline, and what your home could actually net you in today's market.