Seller's guide
How selling your house works
From the first number to the closing table, in plain terms — for a house in the Fort Leonard Wood area, whether you are staying put until it sells or already on your way to your next post.
The process, start to finish
What happens, in order, from deciding to sell to handing over the keys.
- 01
Get a home value report
Start with what your house is worth now — not what you paid, not what a neighbor got two years ago. The report compares recent sales near you and is reviewed by a local agent before it is sent.
Request a home value report - 02
Get the house ready
A walk-through with an honest eye: what is worth fixing before you list, and what is not worth the money.
- 03
Photos and listing
Listing photos, a clear description and the MLS, which feeds the big home search sites buyers already use.
- 04
Showings
Buyers see the house through their agents, on a schedule you approve. You hear the feedback after each showing so you know how the market is responding.
- 05
Offers and negotiation
Every offer is laid out term by term — price, financing, concessions, closing date — so you can see what each one actually nets you and pick the right one.
- 06
Under contract
Inspection, appraisal, the buyer's loan and the title search all run at once. Every deadline is tracked, and problems are raised with you early.
- 07
Closing
You sign, the buyer funds the purchase and the title company pays out your proceeds. If you have already PCSed, the documents can be signed where you are.
Selling from your next post
Pricing it right
Nothing you do before or after listing matters as much as the price you start with.
Priced high, it sits
An overpriced house collects days on market, buyers start wondering what is wrong with it, and the reductions come anyway — with you negotiating from a weaker spot.
The market sets the price
A house is worth what a ready buyer will pay for it today. What you paid, what you put into it, or what you need to walk away with does not change that. You get the comparable sales and the reasoning, not a flattering number.
The first weeks count most
A new listing gets the most attention from buyers who have been waiting for the right house. A price cut later rarely brings that attention back.
Buyers here are often on orders
Many buyers near Fort Leonard Wood are PCSing in with a report date and a VA loan. That shapes what they need from a house and how quickly they have to close.
Start with the real number
A home value report from recent sales near you, reviewed by a local agent. Free, and no obligation to list.
Getting the house ready
The goal isn't perfect — it's giving buyers fewer reasons to hesitate. If you are PCSing, do this before the movers come, while the house still looks lived-in for the photos.
Almost always worth doing
Often worth it — ask first
Rarely worth it before selling
Reading an offer
An offer is more than a price. Every term changes what you net, when you close and how much risk you carry.
The headline number — but only one part of what an offer is worth to you.
The buyer's good-faith deposit, held until closing.
Cash, conventional, FHA, VA or USDA. Each has its own appraisal rules and timeline.
Conditions that must be met for the sale to close — inspection, financing, appraisal. Fewer contingencies, less risk to you.
When the sale closes. On a PCS, this has to fit your report date.
Money the buyer asks you to put toward their closing costs. It lowers your net, and it is common with VA and FHA buyers.
The window set in the contract for the buyer to inspect and ask for repairs or credits.
Protects the buyer if the house appraises below the price. If it triggers, the price may be renegotiated.
More than one offer?
You can accept the strongest offer, counter one or more, or ask every buyer for their best and final by a deadline. The right call depends on the gap between offers, how solid each buyer's financing is, and your timeline — and on a PCS, the closing date can matter as much as the price.
From contract to closing
Accepting an offer is not the finish line. Inspection, repair negotiations, the appraisal, the buyer's loan underwriting, the title search and the final walk-through each have their own deadline.
Every one of them is tracked for you. If something comes up — a low appraisal, an inspection item, a loan delay — you hear about it straight away, with options.
At closing you sign the documents, in person or remotely if you have already moved, and the title company pays out your proceeds.
Typical seller costs
You get an estimate of your net before you list, so you know what you will walk away with.
Common questions
How long will it take to sell my house?
It depends on the price, the condition and the time of year — the summer PCS season is usually the busiest. Houses priced from the recent sales tend to sell faster than ones that start high. Ask when you get your home value report, and we will show you how long similar houses near you took to sell.
How much will I walk away with?
Your net is the sale price minus your mortgage payoff, commission, closing costs, any concessions and any repairs you agree to. You get an estimate of your net before you list, so there are no surprises at closing.
Do I need to make repairs before listing?
Not necessarily — but the price has to reflect the condition if you don't. Some sellers sell as-is; others make a few targeted fixes. If you expect VA buyers, it is worth knowing that VA appraisals look at condition, so safety items and peeling paint are worth handling first.
What if the buyer asks for repairs after the inspection?
That is normal, even on newer houses. You can make the repairs, offer a credit at closing, adjust the price or decline. Each request comes to you with options — and if you have already moved, local quotes and someone to check the work.
What happens if the house appraises low?
A low appraisal reopens the price. The buyer may cover the gap, you may lower the price, you may meet in the middle, or the deal may end. What happens depends on the contract and how much each side wants to close.
Can I sell if I still have a mortgage?
Yes — most sellers do. The payoff is settled at closing from the sale proceeds. If you owe more than the house is worth, talk to us early so you understand the options before you list.
Should I be home for showings?
No. Buyers look longer and talk more freely when the seller is not there. And if you have already left for your next post, showings carry on without you.
Can I sell after I have already PCSed?
Yes. Showings, repair coordination and closing are handled here, and you sign the closing documents where you are.
We've moved on orders, too
Our agents hold the Military Relocation Professional (MRP) certification and grew up in military families.