Getting your home ready for sale doesn't have to be complicated or confusing. To keep you on track, we have provided a list of things almost every seller should do to get ready to make top dollar.

1. Partner with a top real estate agent

Data shows that the top 5% of real estate agents sell homes for up to 10% more than the average agent – and they often do it faster.

Working with an experienced real estate agent gets exposure for your house. Exposure means money, and the more people know about the home, the more likely you will get the house's highest price.

Buyers who use real estate agents are serious buyers who are prepared to spend to get what they want, and those looking at FSBOs are looking for bargains because the seller isn't paying a commission to a real estate agent.

There are many benefits to listing with a top real estate agent, from pricing to paperwork to negotiating with buyers and more. Handing it all to an expert [who has] been through that can make a significant difference.

2. Declutter and depersonalize each room.

Buyers find it difficult to imagine themselves living in your home if all they see as they look around are your photos and mementos. It may be even worse than that. They can't see the space correctly if your home is overcrowded with furniture and other items.

You want your rooms to feel significant. If you have an overcrowded arrangement of extra furniture that leaves only an inch of space between the buyer and their agent, it's uncomfortable. It's more than painful; it's expensive. Research reveals that reducing clutter can add over $2,500 to your home's value at resale.

3. Conceal your valuables

Consider it part of the decluttering process – or consider it common sense to protect yourself and your valuables while your house is open to the public.

Simple precautions, such as securing your medicine in a lockbox, and concealing your passwords, Wi-Fi code, checkbook, jewelry, keys, and other valuables, might prove too tempting and too easy to unscrupulous visitors.

4. Deep clean, then keep it clean.

Once you have decluttered, you might realize you're overdue for some deep cleaning. It's worth the effort. A report discovered that deep cleaning could add nearly $2,000 in resale value.

When you're ready to tackle cleaning, make a separate list. Kitchens and baths are good places to begin your war on grime. Be sure to include appliances such as the refrigerator, dishwasher, and oven. Make mirrors and faucets sparkle. Scour the grout. Wash the walls. Mop the floors.

Every room can use some attention. Put fresh linens on the beds. Wash or dry-clean the window treatments—shampoo the carpets—dust everything.

In this pandemic era, cleaning your home and disinfecting high-touch areas before and after showings is essential. 

If you don't have time for deep cleaning, house cleaners charge an average of $30 to $50 per hour. Ultimately, it can prove to be money or time well spent.

5. Deodorize, but say no to fragrance

Odors make a lousy impression on buyers. Whether it's cigarette smoke, cooking odors, pet smells, or a musty mold aroma, an unpleasant stench could be so distracting that a buyer can't get past them to notice the beautiful features of your home.

If the odor lingers after you have deep cleaned your home, it's time to take more drastic measures. Start with simple steps, like:

Keep on top of the laundry and dishes

Use baking soda to refresh carpets

Scrub walls with a diluted vinegar solution

Repaint

Shampoo the carpets

Use an enzymatic product to remove odors from hardwood floors 

Increase air circulation in the bathroom and kitchen

Look for (and fix) leaks

Change your home's air filters

Whatever you do, don't try to mask odors with heavy perfumes. Could you get to the cause and eliminate it? Once you have eliminated odors and their causes, you may be tempted to add a fresh scent. Researchers have discovered that a citrus smell increases the perceived value of a home. 

Buyers prefer simple, neutral, and natural scents to heavy aromas found in plug-ins, candles, or essential oils.

6. Make reasonable repairs

Every homeowner continually chases routine maintenance and repair items. It's a given. However, when you're trying to sell your home, leaving too many of those items on your to-do list gives a wrong impression. If you haven't taken care of the little things, buyers may wonder what more significant problems you have neglected. That can turn away buyers or lead to low offers.

If you're not willing to do the $5 caulk job or buy a $20 gallon of paint to fix the flaking color, what other maintenance items aren't you addressing? So, repair the caulk around the tubs, fix flaking paint, and make sure every window works properly. There [are] so many little things you can improve.

Create a daily, weekly, monthly, and seasonal checklist of maintenance and repairs you should keep on top of.

Repair the obvious things. Remember: in many states, the seller is legally required to disclose defects. By fixing some of the more minor things, you reduce the length of that list.

Choose your repairs wisely. Many renovations provide only a 50% (or less) return on investment. Fixing everything in your house will never make up for an unfixable flaw with the property – such as location, lack of parking, or a power line on your property – so don't even try.

A few things not to waste time and money fixing include:

Minor electrical issues

Small driveway cracks

Old appliances

Removable items (such as window treatments)

Cosmetic items (like floor scratches

If there are significant repairs you can't afford to fix — or don't want to manage — you can always sell your home "as is" through a Realtor® or to a cash buyer.

7. Follow a home inspection/appraisal checklist.

Some repairs may be necessary to pass the home appraisal and home inspection.

A home inspection is a requirement for many mortgage loans. A home inspector performs a visual inspection during an inspection, reporting any health, safety, or mechanical issues that don't meet your state's standards or a buyer's loan requirements.

Common issues noted include water damage, roof condition, electrical problems, or structural issues that could negatively impact the future health of the house. The National Association of Home Inspectors has a 1,600-item checklist for inspectors.

Don't take it personally, but an appraiser always finds things wrong with a house. It's up to the seller whether to fix them.

The more of those things you do up front, the less it will cost you. If you address them yourself or hire a handyman, it will be far less expensive than when the buyer demands that a contractor do the repairs."

For the optimal outcome, ensure the inspector has access to all home areas, such as the attic, crawlspace, and garage, and all items, like the electrical panel.

A home appraiser looks at many of the same things for a different purpose. The home appraiser's job is to estimate your home's current market value for the buyer's lender.

Your home must be prepared for an appraisal because appraisal issues were responsible for 27% of delayed contracts and 14% of terminated contracts (up 9% year-over-year) in 2021, according to the National Association of Realtors®. Some lenders, such as FHA, have minimum property requirements that must be met for loan approval.

Although an appraisal is supposed to consider more permanent aspects, such as location, property size, square footage, zoning, and materials, if your home is dirty or in need of multiple repairs, it can affect the appraiser's opinion.

To achieve the best appraisal possible:

Make sure your home is clean, inside and out

Do those minor repairs

Tidy up your yard and add curb appeal

Provide a list – and receipts – of recent improvements, upgrades, and repairs

If the house has flaky paint, missing railings, holes in the walls, or things of that nature, then it probably won't get approved by an FHA appraiser," explains. For example, even if you disclosed that your home needs a new roof, they may demand a new roof be put on before approving that FHA loan."

Following a home inspection or appraisal checklist may be one of the best actions to avoid unexpected delays in your home sale journey. See tip 14 to learn how a pre-listing home inspection can give sellers a considerable advantage.

8. Apply inexpensive upgrades

Some home projects might help you sell your home for more.

In 2020, 44% of real estate agents cited the "need for more space" as the no. 1 moving motivator for buyers to close the deal. Little has changed since then. That's why finishing a basement can give you a 70% ROI.

The kitchen is one of the essential spaces for buyers, so updating cabinets or countertops could bring a worthwhile ROI. In 2021, 57% of top real estate agents considered drawer and cabinet storage a complete kitchen upgrade.

Bathroom renovations are often a hit with buyers, reaping about 65% ROI. Consider that 71% of buyers look for a double vanity.

If you're planning structural renovations, be sure to acquire all necessary permits, or you'll run into trouble on the appraisal. 

Some upgrades can be done for little more than a repair but will add a fresh look. For example, install a new shower and sink faucets in a modern brushed nickel finish to solve the leak problem and simultaneously add dollars to your home's value.

Paint is always an inexpensive and straightforward way to change the look and value of your home. 

9. Skip unnecessary home improvements

Not all upgrades are worth the investment. For example, a National Association of Home Builders survey indicates that 25% of homeowners rate garage storage as "essential" and 56% rate it as "desirable," so a garage conversion to create an in-law suite or a home office may be misplaced renovation goals.

Similarly, only 2% of real estate agents suggest renovating the attic before selling.

Sometimes your renovation can go too far. You never want to own the most expensive house in the neighborhood or over-improve your area.

The significant upgrades may not be worth the investment. According to Remodeling Magazine's 2020 Cost vs. Value Report, a high-end kitchen remodel recoups around 54% of the costs, while a minor kitchen remodels recoups about 77% of the costs.

Remember that personal preferences vary, so select improvements that appeal to the broadest base of buyers.

10. Check your home's estimated value.

When you're ready to list your home for sale, it can be helpful to have an accurate home valuation to set your expectations – and the price – right. There are a few ways to get this valuation. Help can come from many directions, such as:

A professional pre-appraisal. This could be particularly helpful if you have no idea what your home is worth or if you own a unique property that's difficult to price. Keep in mind that as market prices fluctuate, so do appraisal estimates.

A top real estate agent. An experienced agent who is familiar with your neighborhood will be able to give you a pretty good idea of your home's valuation based on a comparative market analysis. An agent can verify that opinion by checking recent comparable home sales, known in the real estate industry as "comps."

An online valuation tool. Online tools such as Home Value Estimator can give you a ballpark idea of your home's current worth. Input answers to seven simple questions about your home, and the Home Value Estimator applies its algorithms and comparative market analysis to estimate your home's value. The process calculates a number within 90-95% of your home's market value.

11. Consider home staging

The statistics confirm this recommendation. According to the National Association of Realtors, 47% of buyers'' agents say staging influences the buyers'' impression of a home. Furthermore, staging can increase its value by 1% to 5%. Why? According to 82% of buyer's agents, the stage makes it easier for the buyer to visualize the property as a future home.

A bonus of staging is that it can also decrease the time the home is on the market, according to 53% of agents.

After decluttering and depersonalizing your home, you want to create a welcoming vibe that encourages buyers to picture their families enjoying the space. Try things like:

Design a simple tablescape in the dining room.

Update kitchen hardware.

Clear off the counters.

Add a few throw pillows, a cozy throw, a colorful rug, and good lighting in the living room.

Include a couple of plants for a touch of greenery.

Choose gender-neutral colors and décor for the primary bedroom but give it restful appeal.

Turn your bathroom into a luxurious spa with simple touches, thick towels, and maybe a candle.

Create captivating vignettes and focal points showing your home's best features.

Open the curtains; the sunshine makes everyone feel good.

If budget is a concern, remember that less is more. Most importantly, if your home is spotless, decluttered, and depersonalized, it's in good shape for showings.

12. Apply curb appeal landscaping hacks

Before you can get buyers inside to see your clean, staged home, you must hook them with your dazzling curb appeal.

The importance of curb appeal cannot be understated. According to the National Association of Realtors (NAR), 96% of real estate agents advise improving curb appeal before sellers list their home for sale, and 99% believe curb appeal is essential for attracting buyers.

Not only does beautiful curb appeal lure buyers, but it may also garner more money for your home. In a recent Top Agent Insights report, 94% of agents agree that buyers are willing to pay more for houses with excellent curb appeal.

Presentation is essential to increasing the sales speed and the home's price.

I suggest viewing your home from across the street and trying to look at it through the eyes of a buyer seeing it for the first time. Walk up slowly to the house and look around. Notice the front door, knobs, cobwebs, and other things you might typically ignore. It's essential to slow down and look.

Curb appeal also impacts a home's online presence. "It's critical," Kaminsky continues. "The first impression that anyone's going to have is online. Ninety percent of buyers will see the home on their cell phones. That's what they're looking at daily, so how it presents itself online will impact how buyers react."

For starters, your home's exterior probably needs cleaning. Do pressure washing of the house, sidewalks, patio, deck – everything. Get rid of the grime. For extreme dirt, you may want to use a plant-safe cleaning solution. For the windows, attach an exterior window cleaner to your garden hose.

Once everything is spic and span, light it up so buyers can see. Light the way with solar or low-voltage lights along the driveway and sidewalks. Place solar-powered spotlights in the flower beds, aimed at the sidewalk to guide guests to the entrance. Use spotlights to highlight your home's architecture or add hard-wired lighting to draw attention to a specimen tree.

Get dirty by sprucing up the yard. Mow the grass. Spruce up the flower beds with some pretty flowers and add fresh mulch – a suggestion listed by 84% of real estate agents in the recent Top Agent Insights Report. Trim shrubs or plant a tree.

Remember the little things buyers will notice. How about a new doormat? Or maybe add a yard ornament. Judiciously include a few accessories that match your home's style. You can choose any number of DIY projects to enhance your entryway.

If your budget permits, a fresh coat of paint never hurts – even if it's just on the front or garage door.

If your thumbs aren't green, hire a landscaping service. NAR reports that 75% of real estate agents advise their sellers to implement a lawn care routine before listing. Basic mowing, trimming, and edging costs $30 to $80, depending on where you live and how big your yard is.

 13. Paint with prudence

In a recent Top Agent Insights Report, 30.85% of real estate agents surveyed recommend that sellers paint their exteriors before listing. According to our research, it can earn up to a 51% return on investment.

Painting the interior could increase the sale price by 1%-3%. A freshly painted house will appeal to buyers looking for a turnkey property.

If your home's paint is flaking, faded, or the color is dated, consider painting before you list it.

In Top Agent Insights Report for Q1 2020, 98% of top agents said that buyers gravitate to neutral color schemes. For exterior color, follow your neighborhood trends.

14. Consider a pre-listing home inspection.

According to the National Association of Realtors (NAR), home inspection issues accounted for 11% of delayed contracts and 9% of contract terminations in 2021. In addition, buyers may use home inspection findings to negotiate a lower sale price or repair credits.

You don't want that to happen to your sale. To head off any issues, you can have a pre-listing home inspection.

A typical home inspection check: 

Electrical systems

Plumbing systems

Roofing

Heating and air conditioning systems (HVAC)

Foundation

Ceilings

Walls

Windows and doors

Insulation

Attic spaces

Basements

A pre-listing home inspection costs between $279 and $400. HomeAdvisor indicates that some home inspectors charge a flat fee for homes up to 2,000 square feet, with an additional charge per square foot beyond that.

If you know you have unfinished maintenance issues or want to sell your home quickly, a pre-listing inspection may be worth the cost.