Sellers guide

Joshua Scelsi · Licensed GA & SC

Selling your home in the CSRA — Evans, Martinez, Grovetown, Augusta, North Augusta, or Aiken. Evans, GA realtor · Martinez, GA realtor.

Getting your house ready for showings and for sale shows buyers it’s ready for them to move in. I have a time-tested, clear path from contract to keys. If questions come up on dates and deadlines, always go by the executed purchase agreement.

This page is a briefing, not a contract, and not legal advice.

Call or text (706) 250-1399 · josh@augustasrealestate.com

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What we’re aiming for

You only get to make a first impression once. Keep in mind that when a buyer pulls up to the house, they’re noticing if the mailbox is crooked or broken, if the yard has been recently mowed, if the hedges are trimmed, and if the flower beds are cleaned up.

When it comes to the interior, remember this is real estate — try to show off the square footage. Pull out large furniture, make the spaces feel open and accessible, and declutter, declutter, declutter.

If you’ve got a honey-do list or any loose ends around the house, address those. Home inspectors are nitpicky. That’s their job. Fix the door that won’t close properly. Adjust that cupboard handle. Change out those light bulbs. Clean those gutters. Patch the nail holes, touch up the paint, service the HVAC, and knock out the little stuff before they write it up. The checklist below is the full list.

Before we list

Do this before photos. If you only have a weekend, start outside, then kitchen and baths, then clutter.

Exterior — first impression matters most

• Mow the lawn
• Trim trees and shrubs 6 ft away from the house
• Remove weeds and add fresh mulch
• Add fresh plants in bare areas
• Pressure wash walkways, patio, and exterior surfaces
• Clean patio furniture
• Clean windows, screens, and window wells
• Clean gutters
• Remove cobwebs and nests
• Replace or repair damaged shutters/windows
• Place a clean/new doormat
• Wipe down the mailbox

Kitchen

• Deep clean all appliances
• Clean fridge/freezer inside and out; remove drawers; clean behind and underneath (Windex and paper towels work)
• Wipe the entire refrigerator interior
• Remove magnets and everything on top of or attached to the fridge before photos
• Declutter countertops; leave simple décor (flowers or a bowl of fruit)

Bathrooms

• Remove hair from shower drains; unclog drains (non-toxic if you can)
• Clean tile grout (baking soda and peroxide paste)
• Remove soap residue and mildew
• Clean toilet bowls; treat rust and rings (Barkeeper’s Friend)
• Clean or replace shower curtains; remove rugs for photos; set out fresh towels
• Check water pressure and leaks under the sink / shower head

Declutter — space sells

Goal: show as much space as possible. Open, airy, spacious.

• Clear countertops and surfaces
• Remove excess furniture if rooms feel tight
• Get dishes out of sight
• Remove trash (store in the garage if needed)
• Keep closets about 50–70% full; donate extras; pack seasonal items
• Keep closet and storage floors clear

Smart move: large stackable totes, stacked neatly in the garage. On move-out day the big stuff is easy. The small stuff takes forever. Start now.

Systems, paint, presentation

• Service the HVAC (~$100 typical); replace filters (cheap ones are fine)
• Every light works; bulbs the same color
• Patch nail holes; touch up walls, trim, doors, ceilings
• Repaint bold walls in a neutral if needed; fix anything that doesn’t work
• Professionally clean carpets in downstairs / common areas if they need it
• Pull out fridge, washer, dryer, oven and clean behind/underneath; clean the dryer lint trap and exterior vent
• Remove large personal photos (small ones are fine); kill odors; empty trash; add lamps in dark rooms
• Clean sheets, made beds, dusted bedrooms, closets organized

Download the pre-listing checklist (PDF)

How we get it in front of buyers

Getting your house ready for showings and for sale shows buyers it’s ready for them to move in. Using the pre-listing checklist before we list — and getting ready for the photo shoot — is a huge help. Secure the pets, take out the trash, and make sure all the light bulbs are working.

Once the house is ready, I schedule the photographer, we do the Zillow 3D tour, and I put the listing in both MLSs. Just-listed postcards get sent out, online advertising starts, and we wait for the showings to start.

Your home is under contract. What happens next.

Typical file is about 30–45 days from the contract date. I have a time-tested, clear path from contract to keys. If questions come up on dates and deadlines, always go by the executed purchase agreement.

1. 1. Earnest money is deposited The buyer submits the agreed earnest money to the party named in the contract — usually the closing attorney or brokerage. Deadline is typically 3–5 days. Missing it can void the contract.
2. 2. Due diligence Often 10–14 days; the contract states the exact length. The buyer may inspect, research, request repairs, or terminate as the agreement allows. Repair requests are negotiable — not automatic. You may do all, some, none, or trade a credit / price adjustment. If you can’t agree, they may terminate during due diligence and get the earnest money back per the contract. After due diligence expires, they may lose that money if they walk, unless another contingency still applies.
3. 3. Appraisal Usually toward the end of due diligence, or right after repairs are negotiated. About an hour. You do not need to be home; lockbox or I can handle access. Keep the home reasonably accessible and utilities on.
4. 4. Remaining contingencies Financing — if the buyer cannot get the loan and has met the contingency rules and deadlines, they may terminate and recover earnest money.
   Appraisal — if it comes in low, they may renegotiate, pay the difference if allowed, or terminate depending on the appraisal contingency.
   Termite letter — seller typically provides a clear letter to the closing attorney. They’re usually valid 30 days, so do not order one the day you go under contract. Schedule it about two weeks before closing after you confirm timing with me or the attorney. A missing or bad letter delays closing.
5. 5. Preparing for closing Finish agreed repairs no later than five days before closing. Send requested documents and invoices. Stay in touch with me and the closing attorney. Confirm the termite letter. Finalize the move early. Keep electricity, water, and gas on through closing and for at least 24 hours after so the buyer can transfer utilities. Do not disconnect at closing. Utilities stay on for inspections, the final walkthrough, and that 24-hour window.
6. 6. Move out and broom-clean You must be completely moved out by closing — house, garage, and yard. Floors swept, carpets vacuumed, baths cleaned, surfaces wiped, closets and cabinets empty, trash and debris gone, garage swept, outdoor areas clear. The buyer should be able to take possession immediately after closing.

Every file is different. Questions go to me, your closing attorney, or the lender.

Download “Your home is under contract” (PDF)

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Joshua Scelsi · Associate Broker, Realtor · eXp Realty
Licensed in Georgia and South Carolina · Evans, GA to Aiken, SC
(706) 250-1399 · josh@augustasrealestate.com