Kaufman Home Selling Checklist From Prep To Closing

Getting your Kaufman home ready to sell can feel like a full-time job. Between pricing, staging, repairs, showings, and Texas paperwork, there are a lot of moving parts. You want a smooth process, a strong sale price, and zero last-minute surprises. This step-by-step checklist walks you from early prep through closing with Kaufman and DFW specifics, so you know exactly what to do and when. Let’s dive in.

Understand the Kaufman market

Kaufman sits within the larger Dallas–Fort Worth market, which means buyer demand, inventory, and days on market can differ from central Dallas or Plano. Many buyers weigh commute times to Dallas, Forney, and Plano, as well as lot size and whether a property sits in a flood zone. School districts are a common consideration; for neutral, factual information, check official sources like the Texas Education Agency.

Price and timing expectations should be based on a local Comparative Market Analysis and MLS data. A Kaufman-focused agent will explain neighborhood-level trends and help you set a pricing strategy that fits your goals.

Phase A: Early planning (6–8+ weeks)

• Choose a local listing agent with Kaufman and DFW expertise. Ask for a CMA, a clear marketing plan, and a recommended vendor list for stagers, photographers, and contractors.
• Gather documents: deed, mortgage payoff info, past utility bills, recent property tax statement, survey or plat if you have one, permits for past work, warranties, and any prior inspection reports.
• Discuss your target timeline and net proceeds goals. Ask your agent to prepare a rough seller net sheet.
• Consider a preliminary title review to surface any liens or easement issues early.

Phase B: Pre-listing prep (2–6 weeks)

• Declutter and depersonalize. Pack nonessential items, clear counters and shelves, and open up sightlines.
• Tackle minor repairs: sticky doors, leaky faucets, missing caulk, chipped paint, broken tiles, and burnt-out bulbs. Service the HVAC and clean gutters.
• Boost curb appeal: mow, edge, trim shrubs, power wash, refresh mulch, and update the porch light if needed.
• Consider pre-listing inspections. North Texas soils can lead to foundation movement, and termite risk is common. If your property has a septic system or private well, inspections and documentation differ from city utilities.
• If your home is in an HOA, confirm what documents and fees are required for the resale packet.

Phase C: Pricing, staging, and listing launch (1–2 weeks)

• Finalize pricing with your agent using recent comps, price per square foot, and current inventory. Align on your negotiation strategy before going live.
• Stage key spaces. Focus on the living room, kitchen, and primary suite. Consider partial or full staging, or virtual staging if appropriate.
• Hire a professional photographer. For acreage or larger lots, drone imagery adds valuable context. If budget allows, add a 3D tour and floor plan.
• Complete your disclosures and MLS details. In Texas, sellers typically use Texas Real Estate Commission forms. Review the TREC forms with your agent and complete the Seller’s Disclosure accurately.
• Plan your launch week. Set showing instructions, schedule broker outreach, and decide whether open houses are a fit for your area.

Phase D: Active marketing and showings

• Make showings easy. Use a secure lockbox, set clear instructions, and try to approve weekday, evening, and weekend slots.
• Keep it show-ready. Daily tidy, beds made, trash removed, lights on. Remove or secure pets when possible.
• Leverage a full marketing mix. A strong plan includes polished photos, accurate MLS data, virtual tours, floor plans, targeted social advertising in DFW commute corridors, and direct outreach to local buyer agents.
• Review feedback weekly. If multiple buyers flag the same concern, adjust staging, repairs, or pricing with your agent.

Phase E: Offers and negotiation

• Compare more than price. Review financing type, contingencies, earnest money, option period length and fee, closing date, appraisal terms, and requested concessions.
• Know the Texas Option Period. It is common to negotiate 7 to 10 days for inspections, but it is fully negotiable. The buyer typically pays an option fee to the seller in exchange for this right.
• Use a side-by-side net comparison. A net proceeds worksheet helps you weigh certainty, timing, and true bottom line across multiple offers.

Phase F: Contract to closing (about 30–45 days)

• Inspections and repair talks. During the option period, the buyer may request repairs or credits. Decide what to repair or what to credit based on cost, timing, and impact on your goals.
• Appraisal and underwriting. If the buyer is financed, respond quickly to appraiser or lender requests. Share documentation of major upgrades if helpful.
• Title and payoff. Provide the title company with requested information and confirm mortgage payoff amounts and any lien releases.
• Final walkthrough. Complete agreed repairs, remove personal items, and leave the home clean and move-in ready unless you negotiated a different possession timeline.
• Closing day. Sign at the title company, pay any agreed seller costs, and hand over keys after funds are disbursed and the deed is recorded.

Phase G: After closing

• Forward mail and cancel or transfer utilities based on the possession date.
• Cancel homeowner’s insurance once the buyer takes possession.
• Keep copies of your closing statement, disclosures, receipts for repairs, and warranties for your records.

Know your costs and net proceeds

Typical seller costs in Kaufman and across much of Texas include:

• Commission: commonly a combined 5 to 6 percent of the sale price, split between listing and buyer agents. The percentage is negotiable.
• Title and closing fees: local custom often has the seller paying for the owner’s title policy, but this is negotiable. Confirm with your agent and title company.
• Prorated property taxes: you pay your share for the time you owned the home during the tax year.
• HOA fees: resale packets and transfer fees may apply for HOA communities.
• Repairs or concessions: budget depends on inspection results and negotiations. Some sellers set aside 1 to 3 percent for minor items.
• Mortgage payoff and lien releases: any mortgages and subordinate liens must be paid at closing.

Net proceeds formula:

• Net proceeds = Sale price − (commissions + seller closing costs + mortgage payoff + agreed repairs or credits + prorated taxes + HOA fees or payoffs)

Simple example:

• Sale price: 400,000
• Estimated commission at 6 percent: 24,000
• Seller closing costs and title: 3,000
• Mortgage payoff: 215,000
• Repairs or credits: 2,500
• Prorated taxes and HOA items: 2,000
• Estimated net: 400,000 − 246,500 = 153,500

Your numbers will vary. Ask your agent for a custom net sheet before you list and again when you receive offers.

Required forms and key legal points in Texas

• Use the correct TREC promulgated forms. Review the Seller’s Disclosure and any addenda with your agent. See the TREC forms for official documents.
• Lead-based paint disclosure is required for homes built before 1978.
• Disclose known material defects. Clear, accurate disclosures reduce risk of post-closing disputes.
• Option Period: during this negotiated window, the buyer may terminate for any reason. The option fee is typically paid to the seller.
• Floodplain checks: verify whether your property sits in a flood zone using the FEMA Flood Map Service Center. Buyers may require flood insurance if the home is in certain zones.

For broad Texas market research and trends, consult the Texas A&M Real Estate Center.

Common inspection issues in Kaufman

• Foundation movement or cracks due to expansive clay soils. Having estimates or a structural report can help if concerns arise.
• Roof age and condition. Keep receipts or warranty documents if the roof is newer.
• HVAC age and performance. Servicing before listing can prevent surprises during the option period.
• Termites and wood-destroying insects. Pest inspections are common; treat and provide documentation if needed.
• Septic systems and private wells. Rural and acreage homes may require specific inspections and certifications.
• Older plumbing or electrical issues, especially after DIY work.

Negotiation strategies:

• Consider a pre-listing inspection to surface issues on your terms and build buyer confidence.
• Weigh cash vs financed offers, option period length, earnest money, and appraisal terms as much as price.
• Decide between repair completion and a closing credit based on time and cost.

Your local team advantage

A full-service Kaufman team helps you position your home for maximum exposure and a smooth close:

• Local pricing expertise and accurate CMAs focused on Kaufman neighborhoods.
• Trusted vendor network for quick-turn repairs, staging, photography, foundation specialists, and septic or well pros.
• Guidance on TREC forms, disclosures, and DFW-specific negotiation customs.
• Coordination with local title companies and familiarity with county-level processes.
• Professional, media-driven marketing that highlights acreage, commute access, and upgrades with video, drone, and 3D tours.

Quick room-by-room staging checklist

• Exterior: mow and edge, trim shrubs, power wash, clear walkways, stage the porch, hide trash cans.
• Entry and living: declutter, neutral decor, maximize natural light, arrange furniture to show flow.
• Kitchen: clear counters, remove most small appliances, organize pantry, spotlight upgrades.
• Primary suite and baths: fresh linens and towels, minimal personal items, clear shower and counters.
• Garage and yard: show storage and workspace, remove vehicles if possible, trim vegetation that blocks views.

Timeline snapshot at a glance

• 6–8+ weeks out: hire your agent, gather documents, discuss goals, consider title check.
• 2–6 weeks out: declutter, complete minor repairs, address curb appeal, consider pre-listing inspections, line up HOA documents.
• 1–2 weeks out: finalize price and strategy, stage, schedule professional photos and media, complete disclosures, plan showings and opens.
• Listing live: keep it show-ready, review feedback weekly, adjust as needed.
• Offers: compare full terms and net proceeds, choose the best overall fit.
• Contract to close: inspections, appraisal, title clearance, final walkthrough, and closing day.

Ready to map out your sale with a local plan and polished marketing? Connect with The Cole Home Team to Request a Free Home Valuation and a custom timeline for your Kaufman home.

FAQs

What is the Option Period in Texas for Kaufman home sales?

• It is a negotiated window, often 7 to 10 days, where the buyer can inspect and terminate for any reason by paying an option fee to the seller.

Who typically pays for the owner’s title policy in Kaufman County?

• It is common for the seller to pay for the owner’s title policy, but it is fully negotiable and should be confirmed with your agent and title company.

How can I check if my Kaufman property is in a flood zone?

• Use the FEMA Flood Map Service Center or ask your agent and title company to confirm floodplain status and insurance implications.

What documents should I gather before listing my Kaufman home?

• Your deed, mortgage payoff info, recent property tax statement, survey or plat if available, permits and warranties, past inspection reports, HOA resale documents, and well or septic records if applicable.

How should I price my Kaufman home for today’s market?

• Base pricing on a local CMA and MLS data, weigh current inventory, and refine with your agent’s neighborhood expertise; for broad Texas trends, see the Texas A&M Real Estate Center.