Tennessee Real Estate Tips: Buying & Selling Made Easy

Before we dive in, it's important to note that this is a general overview of the process. Individual real estate agents may approach certain steps in different ways, at different times, or even omit some steps altogether based on their experience and the specific needs of their clients.  The goal is that after reading this, you'll feel more confident about the process and be able to ask informed questions when you talk to a realtor, so you can get a clear picture of their specific approach and timeline as you begin the process to list your property.

Find Your Realtor

If you're in Murfreesboro/Rutherford County you can just reach out to me :).  If you're outside of Rutherford County you will likely want to meet with 2-3 agents to see which one will be the best for  you.  Think of finding a real estate agent like finding the right partner for an important project. You're going to be spending a lot of time with this person and relying on their expertise, so it's important to find someone you genuinely connect with. If you don't feel that spark or that sense of trust with an agent, don't settle! Keep looking until you find someone you feel comfortable with, confident in, and maybe even enjoy spending time with, it makes the whole process much smoother.

Complete Paperwork and Set The Price

Once you have found your agent they will need to have some paperwork completed to confirm and clarify items such as the status of your agent relationship, the listing period, and commission.  You will also need to provide information on the property, called a disclosure statement, and other forms to fit your specific situation.  Most of the time these forms will be sent to you electronically, you will complete, sign them, and return them electronically.  If you have an HOA, the agent will need a copy of your HOA rules and restrictions, the fees you pay, the services the HOA provides, and the contact information for who manages your HOA.  The agent will do a comparative market analysis (CMA) or some people will say "pull comps" to determine the fair market value of the property.  They will look at recent sales of similar properties in the area.  It is not an appraisal but it is a valuable tool for both buyers and sellers in real estate discussions around pricing strategy. It provides a data-driven estimate, meaning no emotions are involved, of a property's value based on recent sales of comparable properties in the area.  You will discuss your goals, timeline and reasons for selling.  These could play an important role in the pricing and negotiation strategy. The ultimate decision, of course, rests with the seller. Now, this is where it can get tricky because it's so hard to detach emotionally from your home, right? It's where memories were made! But the best approach is to let the data and your agent's knowledge help guide you in this process. And let's not forget that the market is always shifting. What was true six months ago when your neighbor sold might not be the case now. Also, be prepared that the amazing pool you put in last year (and spent so much money on!) will likely not return your investment. It could be disappointing news, and not only that, but it actually reduces your buyer "pool" because not everyone wants a pool. These are the honest conversations we have every day. No one enjoys delivering those "tough love" messages, so please be kind to your agent when you hear something you don't love!

Prepare the Home for Sale

Your agent might suggest a few tweaks and improvements to help your home wow potential buyers. Now, this is where things can get interesting… and sometimes a little awkward! For example, those gorgeous red walls in your dining room that you love so much? Sadly, they need a makeover in a more neutral shade like Accessible Beige, Pure White, or really, any neutral to appeal to a broader audience if you want a quicker sale. And those oh-so-stylish orange curtains in your son's room, complete with the artfully placed holes (thanks to those kindergarten-safe scissors!)? Well, let's just say they might be ready for a new chapter in their story. It's time for a fresh, buyer-friendly look.  And that beloved chair in the living room that forces everyone to shimmy into the room sideways? Could that find a new home? We need to showcase the spaciousness of rooms and excess furniture doesn't help meet our goal.  Replace any nonworking lightbulbs in all the light fixtures. That's a must. Plus, those faded, plaid bath towels? Let's pack those away for a bit. Fresh, fluffy white towels (and removing any bath mats) create a spa-like feel, especially for photos and open houses.  And the outside lighting needs to be working. It's a safety thing, plus, it looks welcoming! And some fresh mulch in those flower beds is a great idea. Fixing loose door knobs and making sure windows are clean are also inexpensive ways to increase your homes marketability.  For most listings, the goal is to present your home as move-in-ready and stress-free. Most buyers don't want to see a long list of repairs, so tackling as many as possible beforehand can definitely make a difference in their offer (or their decision to make an offer at all).

Consider removing and packing away any light fixtures, window treatments or attached shelving that you plan to take with you.  Buyers normally expect that items that are securely attached to the property – in other words, if you turned the house upside down, they wouldn't fall out! – will remain with the home. If you prefer not to remove certain attached items before listing, that's perfectly acceptable! However, it's essential to discuss this with your realtor so they can specifically list those items (attached window treatments come up a lot, for example) in the purchase contract to clearly indicate that they do not convey with the sale. This proactive approach avoids confusion and ensures a smooth, transparent transaction. 

Professional Photography

The agent will likely arrange for professional photos of the home to be taken. High-quality photos are very important for online listings!  The house should be clean, all window coverings are normally open/up, and all lights are on when pictures are taken.  Again, neutral bath and bedding along with bright flowers at the front of the house are always nice as well.  Pictures can take a couple of hours so plan for all people and pets to be away from the house, and no cars in the driveway during that time.   There are instances where agent or client provided pictures can be absolutely appropriate.  The "rules" still apply though.  The lights should still be on, curtains/blinds open, toilet seats down, trash cans put away, house clean, yard should be mowed and landscaping freshened up...you get the idea.

Marketing & Listing Preparation

The agent will write an interesting and accurate description of the home for online listings and marketing materials.  This is normally a paragraph that is put into the Multiple Listing Service (MLS) and then feeds into several real estate portals that are all searched everyday by people looking at houses.  The agent has to not only put in the general description but all of the other important details such as rooms and room sizes and also pictures of your house.  It's also a good time to think about your kitchen appliances. In Tennessee, it's customary for existing kitchen appliances (like the refrigerator, oven/stove, dishwasher, and built-in microwave) to remain with the home. If, however, you plan to take any of these appliances with you, it's essential to be clear about this upfront.  Appliances, if they stay or remain, are often mentioned in the listing and part of the contract. The agent creates brochures, social media presentations, flyers, and other marketing materials.  Make sure your agent is aware of highlights of your property, neighborhood and location.

Scheduling & Coordination

Your agent will discuss showing availability with you and set up a system for scheduling appointments.  For instance, if your kids are home alone from 3:30-5:30 every weekday you would likely not want the house to be shown until after 6.  Your agent doesn't have to let people know why the house can't be shown they can simply block off those hours from the showing calendar.  It is ideal, but not mandatory, if pets can be removed from the home during showings so keep that in mind when discussing scheduling, too. A lockbox will need to be installed on the property so agents can access the home during the scheduled time to show the home.  It is normally either attached to the door knob of an exterior door or laying on a porch or patio.  Your agent will work with you to find the best place to put the lockbox.

Almost GO Time

You, the seller, need to review and approve the listing description and photos.  Your agent can send you a preview link from the MLS so you can see the listing before it is active.  Corrections can be made before the public can see it.  Once you approve the material the agent can make the listing "active" and within a few minutes your house will be officially on the market and ready for showings.  The sign is put in the yard about the same time, within a day normally, of the listing going active.  The agent will confirm that the placement of the "For Sale" sign complies with local regulations and HOA rules.

CONGRATS!  🥳 The sign is displayed, the listing is live, and your house looks fantastic! Time to trade that 'For Sale' sign for a 'Sold' sign! 😉 Get ready to move!

Courtney Isbell 615-617-9937