By DAVID HOUCK
Qualifying Broker
Atomic Realty, LLC

Before putting your home on the market, there are many important decisions and preparations to consider.

Step 1 – Decide How You Want to Sell. Will you:

• Hire a broker to handle all marketing and full transaction management?
• Hire a broker for transaction paperwork only, but handle marketing yourself?
• or sell entirely on your own?

Ask yourself:

• Are you willing to take time away from work and family?
• Do you have time to find and hire a professional photographer?
• Do you know where and how to market your home effectively?
• Does time permit you to maintain listings, update websites, create flyers, and manage signage?
• Are you prepared to sort through broker solicitations, spam, and unqualified inquiries?
• Can you write an accurate, compelling, and objective property description?
• Are you prepared to negotiate with buyers’ brokers who may request a 3–4% commission?
• Do you want to prepare your home repeatedly for buyers who may not be financially qualified?
• Are you comfortable publicly sharing your phone number and email?
• Can you leave work early or adjust your schedule for showings?
• Are you comfortable hosting open houses or meeting strangers in your home? Personal
• safety planning is essential.
• Have you secured valuables and family photos before posting pictures of your house online?
• Do you understand required disclosures and legal documents to protect yourself?
• Do you have the time and experience to coordinate inspections, appraisals, lenders, and title companies through closing?

Selling independently can save commission costs, but it requires time, organization, marketing skill, and legal awareness.

Step 2 – Determine budget for agent fees

If you are using a listing broker decide what you want to spend. Compare and negotiate services and commissions.

Step 3 — Pre-Listing Inspection- it’s to your advantage (Suggested, but not required)

We recommend obtaining a home inspection before listing. Benefits include:

1. a) Identifying issues you can repair in advance.
2. b) Pricing your home appropriately considering items you choose not to repair.
3. c) Providing buyers with an unbiased assessment of the home's condition.
4. d) A pre-listing inspection can reduce surprises and help negotiations go more smoothly.

Step 4 – Determining Your Asking Price. The best pricing strategy combines:

Use your inspection results and SOLD property data. In New Mexico, sold home data is not publicly available. Websites such as Zillow, Realtor.com, and Homes.com do not have access to sold data, which can make their estimates unreliable. Their valuation may be merely a guess without the benefit of data. A licensed broker has access to accurate sales data through the MLS and can provide a data-driven pricing strategy.

Correct pricing is critical. Overpricing can delay your sale and ultimately may net you less money, strategic pricing based on data can shorten your time on market and maximize proceeds. Brokers generally supply data, suggest a listing price, and you then select the asking price. If your home hasn’t gone under contract in about 3 weeks the market is saying it is priced too high under the current market conditions. At that time, we will suggest a price reduction. If there have been few showings, we suggest a significant reduction – the price is so overpriced buyers and their brokers will not even come to the property. If there are numerous showings but no offers, we suggest a small price reduction. The price is generally attractive enough to get buyers to the house but there is something they don’t like about it and a small price reduction may push them over the edge to buy.

Step 5 – Establish Your Timeline

• When do you want to move?
• Where do you plan to move- have a place purchased or rented.

If your home is in good condition and priced appropriately, you can typically expect 8–12 weeks from listing to closing:

• ~1 week: Contracts, photography, marketing setup
• 2–6 weeks: Securing an acceptable offer (market dependent)
• ~4 weeks: Buyer’s lender processing and closing preparation

Planning your timeline in advance helps reduce stress and coordinate your next move.

Step 6 – Documents and Electronic Signatures

If you use a broker, once you have signed the listing documents expect a steady flow of documents for review and electronic signature throughout the transaction.

While this may feel overwhelming, your broker will guide you through what is required.

Step 7 – Final Thoughts Before Going to Market

Always review documents before signing them. If you have any questions about them contact your broker.

Each of these areas contains additional detail, but thinking through these key topics in advance will position you for a smoother, more successful sale.

Working Toward More Affordable Real Estate Transactions

In today’s market of higher interest rates, rising housing costs, and expensive commissions, understanding the selling process can: Reduce transaction expenses, Increase sellers’ net proceeds, and Improve buyers’ access to homeownership.

David Houck, Qualifying Broker of Atomic Realty, brings over 40 years of real estate experience, along with an educational background in mathematics, physics, and law. If you have questions about timing or property value, feel free to contact Kate or David. Additional resources are available at: www.AtomicRealty.net