Moving to the Tri-Cities
If you are relocating within or into the region after you sell.
Resource guide · Relocation
Seller guide · Preparation & pricing
Selling Your Home Starts With a Thoughtful Plan
How to assess your home, set a pricing strategy, prepare for photography, weigh offers and keep the process organized from listing to closing.
- Pricing tool
- Comparative market analysis
- Not the same as
- A lender's appraisal
- Tennessee disclosure
- Most 1–4 unit homes
- Lead paint disclosure
- Homes built before 1978
- Guarantees
- None: price, timing and returns vary
In this guide
Chapter 01
Define your timeline and priorities
A successful sale is rarely about a single decision. It's a series of choices about timing, preparation, price, presentation and negotiation, and each one affects the next. My background before real estate was in leadership and operations, where good outcomes depended on clear planning and steady communication. I bring the same approach to selling.
Start with the questions only you can answer. When do you need to move? Are you buying another home at the same time? Is your top priority price, timing, convenience or certainty? A seller who needs to close before a job starts will weigh offers differently from one who can wait for the right buyer.
Chapter 02
Assess the property honestly
Walk through your home the way a buyer and an inspector would.
Major systems
Note the age and condition of the roof, HVAC, water heater, windows and major appliances.
Moisture and drainage
Look for stains, musty areas, gutter problems and grading that sends water toward the house.
Records
Gather receipts and records of improvements and service; buyers and appraisers notice documented care.
Pre-listing inspection
Some sellers choose one to find issues early and decide how to handle them on their own schedule.
Chapter 03
Understand the market, and what a CMA is
Headlines about "the market" describe broad averages, and your home competes in a much smaller arena. What matters is recent activity for homes like yours, in your area and price range: how many similar homes are for sale, how quickly comparable homes have sold, and how their final prices compared with their asking prices.
Comparative market analysis (CMA)
Before listingPrepared by your real estate agent to inform a pricing strategy. It examines recently sold homes similar to yours, adjusts for meaningful differences and considers the homes currently competing for the same buyers. It is a professional opinion, not a guaranteed sale price.
Appraisal
After an offerPrepared by a licensed appraiser, usually ordered by the buyer's lender, to support a lending decision. It is the appraiser's opinion of value for the loan, not a guarantee either.
Chapter 04
Pricing is a strategic decision
Your list price is not just a number produced by a formula. It is a strategic choice that positions your home against the competition and sets the tone for buyer interest. The CMA informs that choice, together with your timeline, the home's condition and how much room you want for negotiation.
We will talk through the trade-offs openly, so the final decision is yours and well informed.
Chapter 05
Prepare for photography and showings
Most buyers see your home online before they see it in person, so the listing photos are its first showing.
Before photos
- Declutter and depersonalize
- Clean thoroughly, including windows, floors and fixtures
- Handle small repairs: dripping faucets, sticky doors, burned-out bulbs
- Tidy the exterior and entry
Photo day
- Clear counters and surfaces
- Hide personal photos, mail and toiletries
- Open blinds and turn on every light
- Make beds and fold towels
- Move vehicles out of the driveway
- Put pets and pet items out of view
Showings
- Secure valuables and medications
- Set the thermostat comfortably
- Leave the home during showings
- Plan for pets
Chapter 06
Which improvements are worth considering?
Not every project pays for itself, and a pre-sale renovation can cost more time and money than it returns. No improvement guarantees a higher price.
Address first
Buyer concernsItems that could worry a buyer or raise inspection questions, such as visible leaks, damaged roofing or systems that are not working.
Often worth discussing
Lower costFresh neutral paint, minor cosmetic updates and curb appeal.
Look carefully first
Larger projectsLarger remodels deserve a careful look at cost, timing and what comparable homes offer before you commit.
Chapter 07
Marketing, offers and negotiation
Marketing and exposure
Once your home is ready, the marketing plan determines how buyers find it: professional photography, an accurate and appealing description, listing exposure through the appropriate channels, showing arrangements and follow-up. The specific plan depends on your property and on Red Door Agency's marketing practices.
Evaluating offers beyond the price
The highest offer is not always the strongest. Compare:
- Price, and any requested concessions or credits
- Financing: loan type and the strength of the preapproval, or proof of funds
- Earnest money: amount and timing
- Contingencies: inspection, appraisal, financing and home-sale, with deadlines
- Timing: closing date and possession terms
Compensation requests
How a buyer's agent is compensated is negotiable and handled through written agreements. We review any request in an offer together.
Inspections and appraisal
After you accept an offer, the buyer's inspection may lead to repair requests; you can agree, offer a credit, counter or decline. If the buyer is financing, the purchase agreement guides the options if the appraisal comes in low.
Disclosures
For covered Tennessee sales involving one to four dwelling units, sellers generally provide a Residential Property Condition Disclosure, or a Property Disclaimer if the buyer agrees to waive the disclosure; certain transfers qualify for statutory exemptions. Disclosures are not warranties and do not replace inspections. Separate federal lead-based paint disclosure requirements generally apply to most pre-1978 housing, subject to exceptions. Confirm the correct forms and any exemption with your agent or attorney.
Chapter 08
Closing, your move, and your checklists
As closing approaches, the title company or closing attorney handles title work, the payoff of your existing mortgage and your settlement statement. Line up moving dates, utility transfers and any overlap with a home you are buying. Confirm any wiring instructions by phone, using a verified number for your title company or closing attorney.
Pre-listing
- Define your ideal timeline and top priority
- Gather the deed, survey, HOA information, warranties, utility costs and improvement records
- Request a CMA and discuss pricing strategy
- Address visible repairs; consider a pre-listing inspection
- Complete the Tennessee property condition disclosure carefully
- Map out your move and any purchase
Under contract
- Track deadlines
- Respond to inspection requests promptly
- Schedule movers
- Transfer utilities
- Verify wiring instructions by phone
- Leave manuals and keys for the buyer
Chapter 09
Common questions
Is a CMA the same as an appraisal?
No. A CMA is your agent's opinion to guide pricing; an appraisal is a licensed appraiser's opinion of value, usually for the buyer's lender. Neither guarantees a sale price.
Should I make repairs before listing?
Focus on items that would concern a buyer or an inspector. Larger projects deserve a cost-and-timing review first.
Do I have to fill out a disclosure?
Most Tennessee sellers of one-to-four-unit homes provide a property condition disclosure, though some transactions are exempt. We confirm what applies to your sale.
How long will it take to sell?
It depends on your home, price and the current competition. We look at recent local activity together rather than guess.
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Let's talk about your home
Every sale starts with a conversation about your goals. If you're considering selling, I'd be glad to walk through your timeline, review comparable sales with you and prepare a personal pricing conversation, with no pressure and no obligation.
Talk with MarshallSources and editorial review
Reviewed October 15, 2026. A comparative market analysis is an agent's opinion to inform pricing decisions; it is not an appraisal or a guarantee of sale price. This guide is general information, not legal or tax advice.
- EPA: lead-based paint disclosure
- NAR: what the settlement means for buyers and sellers
- CFPB: owning a home
Historical source records; external links and facts require an updated review before production use.
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