Printable toolkit
Checklists & templates
Five printable worksheets for the parts of the sale where a blank page is the enemy. Print just the ones you need — each checklist starts on its own page.
Pre-listing checklist
Everything to do in the two weeks before going live.
- Pull 3 sold comps within 0.5 mi, 90 days, ±10% sqft
- Adjust comps for bed/bath, condition, lot
- Pick a price that ends in $X,900
- Declutter every surface — aim for 50% empty
- Deep clean (floors, grout, windows inside and out)
- Paint any yellowed walls ceiling-white or warm off-white
- Replace burned-out bulbs, match color temperature room to room
- Take 10 photos on a cloudy-bright day (hero, kitchen, living, beds, baths, yard)
- Draft a 150–250 word listing description — lead with the best feature
- Order a yard sign and rider with your phone number
- Decide on flat-fee MLS ($100–$400) or FSBO sites only
- Set up a call-screening number or Google Voice line
Showing-day checklist
Lights, scents, what to hide, what to leave out.
- All lights on — every lamp, every closet, every range hood
- Temperature 68–72°F regardless of season
- Fresh coffee or citrus on the counter (nothing floral)
- Pets off-site, bowls and crates hidden
- All valuables, medication, and mail locked away
- Blinds up, curtains open, interior doors open
- Counters cleared to two items max per surface
- Print 3 copies of the listing sheet at the entry
- Have a signed Buyer Pre-Qualification or proof of funds on file
- Never show alone — buddy, neighbor, or open house only
- After each showing: log who came and their feedback in a notebook
Offer comparison worksheet
Fillable columns: price, financing, contingencies, close date, earnest money, net-to-seller.
- Buyer name: ______________________
- Offer price: $____________________
- Financing type (cash / conventional / FHA / VA): ______
- Pre-approval attached? ___ Lender: ______________________
- Earnest money amount: $____________________
- Inspection contingency days: ______
- Financing contingency days: ______
- Appraisal contingency (yes / no / waived): ______
- Seller concessions requested: $____________________
- Requested close date: ______________________
- Net-to-seller (price − concessions − payoff − closing): $____________________
- Notes / red flags: ______________________
Counter-offer template
A clean paragraph you can copy, paste, and fill in.
- Thanks for your offer on [address].
- We've reviewed it carefully and would like to counter at the following terms:
- Price: $__________
- Close date: __________
- Earnest money: $__________
- Inspection contingency: __________ days
- Seller concessions: $__________
- All other terms of your original offer remain unchanged.
- This counter is open until [date, time, time zone].
- If it works, reply with a signed copy of this counter and we'll move to escrow.
- Thanks again — we think this home is a great fit.
- — [Your name]
Closing-week timeline
Day-by-day tasks for the final 7 days before keys transfer.
- Day 7 — Confirm buyer's loan is cleared to close; email the lender for written confirmation
- Day 7 — Finalize all disclosures and send to escrow / attorney
- Day 6 — Schedule movers and utility transfers (electric, gas, water, internet)
- Day 5 — Cancel homeowner's insurance effective the close date (not before)
- Day 4 — Gather all keys, garage remotes, mailbox keys, gate fobs, appliance manuals
- Day 3 — Request closing disclosure or settlement statement; verify net-to-seller
- Day 2 — Final walkthrough with the buyer; repair any broken items promised in inspection
- Day 1 — Confirm wire instructions directly with escrow or attorney by phone
- Day 1 — Sign closing documents (in-person or remote)
- Day 0 — Hand over keys once the title records and funds are confirmed received