— Selling tools
Seller timeline.
From the first thought of selling to keys handed over — what takes long, what takes no time, and where most sellers underestimate. Real Central Florida timelines, based on closed transactions.
Week -6 to -4 · About 14 days
Decide + prep
Decide you're selling. Get a valuation, meet with a broker (ideally two), pick one. Begin the 30-day prep checklist — declutter, paint, minor repairs, landscape. Book professional photos. Most sellers drastically underestimate this phase; it's where pricing power is built.
Week -1 · About 7 days
Final staging + pre-list
Staging consult if you haven't yet. Final declutter (pack away photos, over-stage flat surfaces, fresh flowers). Professional photography + drone + video for higher price points. Review listing copy, disclosures, HOA docs.
Week 0 · 1-3 days
Live
List goes live on MLS, syndicates to Zillow / Realtor / Redfin within 4 hours. Email blast to my buyer pipeline. Just-Listed posts on social. Usually 3-8 showings within the first 48 hours in hot markets.
Week 0-1 · 3 days
First weekend
Open house Saturday afternoon (best traffic). Catered light refreshments, staged presence. Daily showings Friday-Monday. Most homes in strong markets get offers within 5-7 days; some wait until Monday after open house.
Week 1-2 · 3-5 days
Review offers + negotiate
If multiple offers, review as a batch (don't countersign the first strong one — you'll leave leverage on the table). Compare on price + financing type + contingencies + closing flexibility. Counter or accept. Signed contract.
Week 2-4 · 7-14 days
Inspection period
Buyer does inspection, usually within 7 days. Inspection response (repair requests, credit, or move on) within another 3-7 days. Most negotiations happen here — plan for buyer asks on roof age, HVAC, plumbing, pool pumps.
Week 4-6 · 14-21 days
Appraisal + financing
If financed, lender orders appraisal (1-2 week turnaround), then loan underwriting (2-3 weeks). Cash offers skip this. Low appraisals happen; I'll coach you through options (split difference, buyer brings cash, or we renegotiate).
Week 6 · 1 day
Closing
Final walkthrough morning of closing (buyer confirms condition). Closing disclosure review 3-5 days prior. Closing itself: 45 min of signatures at title company. Wire funds arrive same day. Hand over keys. Done.
Typical total
45-75 days from decision to closing
Faster if: cash buyer + minimal prep + hot market · Slower if: financing appraisal issues + inspection re-negotiation + 1031 exchange on buyer side.
Thinking about selling?
We can map a custom timeline to your situation — relocation deadline, school calendar, or buy-sell crossover.