While downsizing sounds as straightforward as selling the big house to simplify your life, many people fall into costly and emotional pitfalls by waiting too long to declutter, holding onto furniture that won’t fit, underestimating moving costs, and misjudging the buy side of the move by treating the sale and purchase as separate decisions.

Whether you’re trading a four-bedroom colonial in Charlotte, NC, for a low-maintenance condo, or moving from a large family home in Portland, OR to something more manageable in a walkable neighborhood, planning ahead makes the difference between a smooth transition and a stressful one. Here’s what experts say are the most common mistakes to avoid when downsizing your home.

1. Starting with the house instead of the destination

One of the most common missteps is diving straight into the logistics of selling without first deciding where you actually want to land.

“The biggest mistake is starting with the house instead of the destination,” says Sarah Ingles of Smart Move Des Moines. “I’ve watched families spend six weeks and thousands staging and repairing a home before anyone asked where they actually want to land – and half of that work turns out to be for a buyer who’d have taken it as-is. Decide the next address first; let it tell you what the house actually needs.”

Before you call a contractor or schedule a stager, spend time clarifying your priorities. What city, neighborhood type, or housing style fits the next phase of your life? The answers will shape how much and where you invest in preparing your current home for sale.

2. Treating the buy and sell sides as separate transactions

Many downsizers pour their energy into listing their larger home, then turn their attention to shopping for a smaller one only after they’re already under contract. That sequencing can backfire.

“The biggest mistake is assuming the buy side will be easy because it’s the cheaper purchase,” says Erica Wolfe, Realtor and Team Lead at The Wolfe Team in Jupiter, FL. “Sellers pour all their energy into listing the larger home, then start shopping after they’re under contract, only to find that downsizer inventory, single-story homes, low-maintenance condos, and the right communities, is the thinnest part of the market. Treat it as one coordinated timeline instead of two transactions: tour the smaller home market before you list, then negotiate a longer closing, a leaseback, or a home-of-choice contingency to give you room to buy well instead of buying fast.”

Working with an experienced agent who understands both sides of this transition is especially important. The more visibility you have into the smaller-home market before your current home sells, the better positioned you’ll be to make a confident decision.

3. Focusing on space given up rather than how you’ll actually live

It’s natural to think about downsizing in terms of subtraction — fewer rooms, less square footage, less storage. But agents say the more useful frame is how you’ll actually use the space you move into.

“One of the biggest oversights I see with my clients who are downsizing is focusing on how much space they’re giving up instead of how they’ll actually live in their new space,” says Kerry Carr of The Kerry Carr Team. “I encourage clients to map out a typical week and identify the rooms and belongings they actually use. Then, think five years ahead. If you have a home office now but plan to retire soon, will you still need it? Instead of dedicating an entire bedroom to adult children who visit a few times a year, could that room function every day as a craft room, library, or yoga studio, with a pull-out bed for guests?”

Carr also advises clients to use the past year as a guide when deciding what to bring: anything unused in that window is worth donating, passing along, or letting go. For items you’re not ready to part with, she notes that temporary storage can take some of the pressure off. “Successful downsizing isn’t just about finding a smaller home,” she says. “It’s about choosing a home where the space fits how you want to live now — and how you expect to live in the years ahead.”

4. Assuming there’s a certain type of neighborhood you should move to

Downsizing often comes with assumptions about the kind of community that fits — and those assumptions aren’t always right.

“One mistake buyers make when downsizing is assuming there’s a certain type of neighborhood they should move to,” says Melissa Ritter of Stouffer Realty. “Instead, think about how you want to live in your next home — not only today, but years from now. Do you want sidewalks for staying active or easy access to everyday amenities? Do you still want privacy and a yard, evenings around a fire, a swimming pool, garden, or workshop that HOA restrictions could limit?”

Ritter recommends making a list of lifestyle features that matter to you before narrowing your neighborhood search — and evaluating each community against that list, rather than against a conventional idea of what downsizing looks like. What works for one person’s next chapter may not work for another’s.

5. Waiting too long to start decluttering

The sheer volume of what accumulates in a home over the years tends to catch people off guard and when you’re already managing a sale, a move, and a purchase simultaneously, last-minute sorting becomes a real problem.

“One of the biggest challenges when downsizing is realizing just how much we accumulate over the years,” says Jason Julian, owner of Reign Moving Solutions. “Starting early gives you time to thoughtfully decide what to keep, donate, or pass along without feeling rushed. A little preparation can make a moving day less stressful and your transition into a new home much more enjoyable.”

A practical approach: work through one area at a time — garage, closets, spare rooms — and sort items into keep, donate, and pass-along piles. Starting months before your target move date gives you the breathing room to make deliberate decisions rather than reactive ones.

6. Ignoring the hidden costs of the move

The financial case for downsizing is often straightforward: lower mortgage, lower utilities, less maintenance. But the transition itself carries costs that are easy to overlook until they arrive.

Factor in moving expenses, including whether hiring professional movers makes sense for your situation. Consider whether your new home needs any repairs or updates before you move in. And if you’re relocating to a market with higher property taxes, HOA fees, or a higher overall cost of living, those ongoing expenses can chip away at the savings you expected.

It’s also worth accounting for costs that may arise on the sell side: staging, pre-listing repairs, and closing costs can add up, particularly if you’re making improvements based on assumptions about what buyers want rather than actual market feedback. Deciding your destination first can help you calibrate how much preparation your current home actually needs.

7. Trying to bring too much furniture

A piece of furniture that fills a room beautifully in a larger home can overwhelm a smaller space entirely. Before loading up the moving truck, take measurements of your new home’s rooms and compare them honestly to what you own.

Some pieces won’t translate. A sectional sofa, an oversized dining table, or a large bedroom set may need to be sold, donated, or given to family members rather than moved. Bringing furniture that doesn’t fit not only creates logistical headaches on moving day, it can make your new space feel cramped rather than cozy.

8. Moving everything before deciding what you actually need 

Even with careful planning, there will likely be items you’re not ready to part with but don’t have room for right away. A storage unit can serve as a useful buffer during the transition, giving you time to make decisions about sentimental or seasonal items without pressure.

Storage is particularly helpful if you’re moving in stages, or if your new home is ready before you’ve fully sorted through everything in your current one. Think of it as a practical step rather than a sign that something went wrong. Most moves of this scale benefit from a little extra flexibility.

>> Read: Storage for Small Spaces

9. Skipping a realistic moving timeline

Downsizing compresses multiple major decisions into a relatively short window. Without a clear timeline, it’s easy to feel like everything needs to happen at once.

Work backward from your target move-in date and assign rough timeframes to each phase: decluttering, repairs or staging, listing, home shopping, closing, and the physical move. A moving checklist can help you keep track of what needs to happen and in what order. Building in buffer time, especially for the buy side of your move, reduces the likelihood of having to rush a decision on your next home.

10. Choosing smaller without thinking about future needs

Making the move work for you

Downsizing done thoughtfully can free up financial resources, reduce the time and energy spent maintaining a home, and open up space for the kind of life you actually want to live. The mistakes that tend to derail the process usually come down to sequencing, starting with the wrong question, or treating one part of the transaction as an afterthought.

Work with a knowledgeable real estate agent who has experience helping clients through this kind of transition, start the decluttering process earlier than feels necessary, and give yourself time to evaluate both the home and the community you’re moving into. Ready to take the next step? Browse homes for sale on Redfin or connect with a local real estate agent who can help you navigate the process from both sides.

>>Read: When is the Right Time to Downsize Your Home?

FAQ: Mistakes to avoid when downsizing your home

1. How far in advance should I start preparing to downsize?

Agents and moving professionals recommend starting six to twelve months before moving. This provides time to declutter, research smaller homes, and coordinate buying and selling without rushing. Starting even earlier helps if you have a large home or significant belongings to sort.

2. What should I do with belongings that won’t fit in my new home?

Options include donating to nonprofits, selling via estate sales or online, giving items to family, or using temporary storage. Sorting room by room before moving makes decluttering much easier.

3. Is it better to sell my current home before buying a smaller one?

Selling first without a plan for your next home can leave you stranded, especially given the tight inventory for smaller homes like single-story houses and low-maintenance condos. Exploring the market before listing and using options like a leaseback or home-of-choice contingency can help prevent rushed purchases.

4. Do I need a real estate agent to downsize?

While optional, hiring an experienced real estate agent helps you price, prepare, and structure your transaction, while accessing smaller-home inventory early to ensure a flexible move.

5. What’s the biggest financial mistake people make when downsizing?

Underestimating the costs of the transition itself is common. Moving expenses, pre-listing repairs, staging, closing costs, and any updates needed in the new home can add up quickly. If you’re moving to a market with higher property taxes or HOA fees, factor those into your long-term budget as well. 

6. What should I get rid of first when downsizing?

Clear duplicate, broken, or expired items first to build momentum without emotional hesitation. Next, dispose of oversized, unused furniture and conditional items like unworn clothing or past hobbies. Save high-sentiment possessions, including photos and heirlooms, for last since they demand the most energy.

Whether you’re selling a two-bedroom townhouse in Tulsa or your family home in Fresno, great listing photos do more than document your home – they help buyers picture a life there. But the thing many sellers overlook is that they play a major role in prepping their house for the photoshoot that will ultimately help sell their home. 

Below is a detailed breakdown of the main things you need to consider when preparing your home for your real estate photographer.

Start with a buyer’s perspective

Most home searches begin online, where photos have only seconds to make an impression. The goal isn’t to make your home look sterile or unrecognizable; it’s to make its best features stand out from the first glance.

“The easiest way I tell homeowners to prepare a home for photography is to make it feel like someone lives there, without feeling lived in. Think about a nice hotel room. Everything has a place. It’s clean, comfortable, and inviting. My general rule is: if it doesn’t add value to the space, take it out. You don’t want the home to feel empty. You want it to feel intentional.” – Corey Kline of Corey Anthony Photography

Walk through the home as if you were seeing it for the first time. What catches your eye? Is the view from the living room visible, or blocked by an oversized chair? Does the kitchen look spacious, or do small appliances and paperwork crowd the countertops? Is there a focal point in each room?

Use this walk-through to make a room-by-room preparation list. Start with the spaces likely to be photographed: the front exterior, entryway, living room, kitchen, dining area, primary bedroom, bathrooms, backyard, and any standout amenities, like a finished basement, office, deck, pool, or workshop.

Declutter before you deep clean

Decluttering is often the most important part of preparing a home to be photographed. Even a clean home can appear cramped or distracting in photos if every surface is full. Removing excess items lets room dimensions, natural light, storage, and architectural features take center stage.

“Prep is mostly subtraction. Pull cars out of the driveway, hide trash bins, coil the hose, and take the magnets off the fridge. Turn on every lamp and overhead light and open all the blinds to the same height, since mismatched blinds are the single most common thing we end up fixing in post. Have pets and their bowls, beds, and litter boxes out of the house before we arrive, not moved room to room while we shoot. If you do nothing else, do the counters and the blinds. That makes most of the difference between a listing that scrolls past and one that gets saved.” – Willis Aybar, Co-Owner of Open Doors 360

Prioritize high-visibility areas first:

• Clear kitchen counters of appliances, mail, dish racks, food containers, cleaning supplies, and pet items.
• Put toiletries, medications, toothbrushes, makeup, razors, and hair tools away in bathroom cabinets or a temporary storage bin.
• Remove laundry baskets, hampers, exercise equipment, children’s toys, remote-control collections, and stacks of magazines.
• Empty or hide trash and recycling bins throughout the home.
• Tidy open shelving so it feels curated rather than crowded.
• Remove refrigerator magnets, calendars, family artwork, and notes.
• Store pet bowls, crates, beds, litter boxes, toys, and feeding supplies before the shoot.

If you need a simple rule for deciding what stays, ask: Does this item help show the room’s size, function, comfort, or style? If not, store it temporarily.

A few carefully chosen accessories can still add warmth. A folded throw on the sofa, a bowl of fruit on the kitchen island, fresh towels in the bathroom, or a small plant on a shelf can help a room feel finished. The key is restraint.

Depersonalize without making it cold

Buyers need room to imagine their own belongings, routines, and memories in a home. Personal items can unintentionally interrupt that process, while also revealing more about yourself or your household than you may want to share publicly.

“If a home is too personalized, it can hinder that imagination, so we recommend removing personal photos, highly stylistic furniture, and unique personal items. Hiring a professional home stager is incredibly helpful because they maximize the purpose of each room for buyers and notice personalization you might overlook after living there so long.” – Josh Phoenix, Co-Founder of Phixer

Family photos, school schedules, name plaques, diplomas, children’s artwork, political materials, and personal collections should be packed away before photography. This is also a good time to remove valuables, sensitive documents, prescription medications, and anything that could disclose identifying information.

Depersonalizing does not mean stripping every room bare. Instead, aim for broadly appealing decor that highlights the room. Neutral bedding, simple art, fresh greenery, and a few tasteful accents can support a polished look without making the space feel generic.

“Getting your home ready to put on the market can be daunting. That’s especially true if you are still living in it. Buyers want to see how they fit into your home. Taking down family photos and mementos helps protect your privacy and helps buyers envision themselves in the space better. If your home is vacant, the power of staging cannot be overstated. A talented stager can really make a property sing!” – Matt Sansone, Photographer at SLO Photos

For a vacant home, staging can be especially valuable. Empty rooms may technically look larger, but they can also make it difficult for buyers to understand how furniture fits or how an awkward area might function. Even partial staging can clarify a room’s purpose, highlight a focal point, and help to create an emotional connection.

Make every room photo-ready

Once clutter is under control, clean with a camera-ready mindset. Professional photography captures details that may fade into the background in day-to-day life, including smudges on stainless steel, fingerprints on windows, uneven curtains, dusty vents, and loose cords.

“Plan to clean your property from outside to inside. Take photos with your phone before and after as you may have become blind to the eyesores in and on your property. The photos will bring issues back to mind. If you can see it with your mobile phone photos, it will stand out in professional photos.” – Photographic Artist, Rashad Penn

Taking phone photos is a smart way to check your work. Stand in doorways and corners, where a photographer may position the camera, then review what appears in the frame. You may notice that a rug is crooked, a lamp shade is tilted, the bed needs tighter linens, or a countertop still has too many items.

Use this room-by-room checklist before the shoot:

Create clear sightlines and good light

A listing photographer needs room to work. Wide-angle images are common in real estate photography, and crowded layouts can make a room feel smaller or harder to understand.

“We always recommend clearing a clean sightline through the main living space and pulling furniture slightly off the walls so a wide, standout shot is possible. Be sure not to overlook the small details: a stray cord, a full trash can, or dishes in the sink are the things that quietly cheapen an otherwise beautiful photo and home.” – The Team at Doorbell

Start by opening routes through your major rooms. You should be able to look from the entry into the living area, from the living room toward major windows or the backyard, and through the kitchen without visual obstacles. If a bulky ottoman, extra chair, or decorative piece blocks the strongest view, move it out temporarily.

Pulling furniture slightly away from walls can also create more depth and make a layout look intentional. That doesn’t mean rearranging the whole house. Small changes – centering a sofa beneath a window, straightening dining chairs, using layered lighting, or shifting an armchair away from a corner – can help a photo feel more balanced.

Don’t overlook curb appeal

Exterior photos often serve as the listing’s lead image, so prepare the outside with the same care as the interior. Start several days ahead if possible, particularly if your landscaping needs mowing, trimming, weeding, or seasonal touch-ups.

Move vehicles away from the driveway if you can. Store garbage and recycling bins out of sight, coil hoses, put away yard tools, and remove children’s toys, pet waste, portable sports equipment, and visible maintenance supplies.

Then focus on the details buyers will notice in a wide exterior shot:

• Mow the lawn, edge walkways, and remove weeds from beds and cracks.
• Sweep the porch, driveway, deck, patio, and sidewalks.
• Clean the front door, exterior light fixtures, house numbers, and mailbox.
• Straighten outdoor furniture and cushions.
• Remove dead plants and replace them with fresh, healthy greenery if needed.
• Skim pools, clean outdoor kitchens, and uncover attractive features such as fire pits or seating areas.
• Check that gates are closed, fences look orderly, and shutters or exterior elements are aligned.

If the property has a patio, deck, balcony, or backyard entertaining area, style it simply. A neatly arranged outdoor dining set, a few clean cushions, or a subtle planter can help buyers see the lifestyle potential without creating visual clutter.

>>Read more: How to Stage Your Outdoor Space to Sell Your Home Faster

Have a day-of plan

The final hour before a shoot is often where small oversights happen. Build in extra time so you are not trying to vacuum, relocate pets, and answer the door all at once.

On photo day, complete a final walkthrough with your phone. Check countertops, blinds, beds, bathroom mirrors, trash cans, cords, and outdoor areas. Confirm that every light works and that window coverings are set consistently.

If possible, plan to leave the property during the shoot with children and pets. This minimizes distractions and keeps belongings from being shifted from one room to another as each area is photographed. Bring pet supplies, food bowls, beds, and litter boxes with you rather than hiding them in a room that may later need to be photographed.

A well-prepared home tells buyers that the property has been cared for – and makes it easier for them to focus on the features that matter most. By cleaning thoroughly, removing distractions, creating clear sightlines, and adding just enough warmth, you can help your listing photos stand out in a crowded search feed.

Selling your house? Here’s a few tricks from the advertising industry to help you think like Mad Men’s Don Draper.

Houses are a product to be sold like any other so some basic advertising rules work well.

Advertisers love to overcomplicate with jargon, strategies, techniques and theories that are alien to most of us. I was in the advertising industry for over 10 years and was guilty of all the above. Now I’m a home stager and, by way of apology, this article simplifies the advertising process into three steps and relates it back to selling your house.

Positioning your property

How you position your property in the market is a crucial first step to getting it sold. You need to consider three things:

The features of your product (property)

Look at your house objectively and write down the key features e.g. spacious living areas, architect designed, near good schools, subdividable block, original fireplaces.

The ‘what’s in it for me factor’

In other words, if someone were to buy your property, what are the benefits to him or her?  What will it get for them or allow them to do? E.g. entertain friends, have their mum live with them, catch the train to work, no weekend maintenance.

Who is your most likely buyer?

Your property won’t appeal to everyone, so based on the above features and benefits you now need to get clear on your most likely buyer. Firstly, think about their demographics. Are they married with two primary school aged kids? First time buyers with no kids? Single professionals? Downsizers?

Overlay this insight with their lifestyle. Do they like entertaining? Do they spend a lot of time at home? Will they want a big garden to maintain if they’re always travelling?
Finally think about their values and what motivates them. Is it freedom, fun, excellence or something else? Remember that your most likely buyer might not be like you or at the same stage of life as you.

Now you’ve got a good picture of your most likely buyer, the benefits to them of buying your property and the features they are looking for.

First time buyers with no kids? Single professionals? Downsizers?

The idea

The idea is how you communicate your positioning with the most impact. In advertising terms this is the actual ad. A successful ad makes the product appealing and forms an emotional connection that persuades consumers to buy the product. When selling, your property is now the ad and it’s your job to make it appealing to your most likely buyer.

Here are some examples:

• Change a storage room into a nursery
• Set up an entertaining area near the pool
• Find a quiet study area away from the living room
• Change a kid’s play room into a formal dining room

Remind yourself that everything communicates.

From the cookbook in the kitchen bench, to the style of quilt cover on the master bed, to the magazines on the coffee table, and the hand soap in the bathroom.

Your aim is for your most likely buyer to think ‘This house is for me. I have to live here.’

Your message

If you’re pitching to entertainers, make sure your visuals speak to them

Your message is how you communicate your idea. When selling your property this covers three main areas:

Copy

The copy should talk directly to your most likely buyer in their language and explain the features and benefits. Put simply ‘what will your buyers gain by buying your property?’

Pictures & video

With a correctly positioned property, picture selection will be easy and will showcase the features and benefits that will hook a buyer enough to view the property. Images should always be vibrant and highlight the best aspects of what’s in frame. Video is being used more often, to offer tours and behind the scenes of your property ‘experience’. Consider if this is appealing to your most likely buyer and partner with your agent to make it happen.

Media

The famous Marshall McLuhan saying “the medium is the message” is important here. If you’re selling a benefit of excellence then a door drop and the local paper may not be the right strategy but a Premiere property listing on realestate.com.au and a glossy magazine could be. Think about how different combinations of media can get your message across in the right way to the right audience at the right time.

And that’s it!

Position your property to your most likely buyer, make it as appealing as possible to them, then communicate that appeal through copy, pictures and the media they use, and of course, ask your agent, they’ve done this all before and can advise. 

This article was originally published on
6 Sep 2012 at 11:59am
but has been regularly updated to keep the information current.

A real estate photographer does more than make a listing look polished. They determine how a property first appears in a buyer’s mind – whether it feels bright, coherent, desirable, and worth seeing in person, or whether it gets passed over in the long scroll of online home listings.

For sellers and agents, hiring the right photographer means looking beyond a few curated images on social media. Whether you’re selling a house in Los Angeles, CA or Boston, MA, the best choice is a professional who understands your local market, knows how to photograph residential homes, communicates clearly, and consistently delivers a complete set of images that helps the home stand out above the rest.

Why real estate photography matters

Most buyers encounter a home online before they ever walk through its front door. The photos are often their first evidence of a home’s condition, scale, layout, and potential. If the visuals are dark, distorted, overly edited, or incomplete, buyers may move on before they read a single line of the description.

“The right photographer is one that cares about capturing the property properly. Photographers should care about selling the property as much as the realtors themselves do. Their goal should be to properly capture the property to ensure it stands out and ends up on potential buyer’s top ten list.” – Marc Weiskopf, Founder and Real Estate Media Strategist at Pinnacle Property Media

A photographer who understands that mission will consider more than individual rooms. They will look for the home’s strongest selling points, whether that is a renovated kitchen, wide-plank floors, or anything in between.

Review full galleries, not highlight reels

A photographer’s portfolio is the obvious place to begin, but do not stop at their homepage or Instagram grid. Most photographers showcase only their strongest work there. Ask to see two or three complete recent listing galleries, ideally for homes comparable to yours in price, size, style, and location.

“Choosing the right real estate photographer is less about finding someone with a polished Instagram feed and more about finding a reliable visual partner whose work you have seen perform in your own market.” – Ryan Mahoney, Founder of Pierfront Media

A complete gallery tells you what buyers will actually receive. Look closely at how the photographer handles less glamorous but necessary spaces: bathrooms, hallways, laundry rooms, secondary bedrooms, garages, basements, and tighter rooms. A good photographer can make these areas appealing without relying on visual tricks.

You should also look for consistency. Do the images have similar exposure, color, composition, and editing quality from room to room? Is the photographer capturing enough angles to help buyers understand the home? Or are they relying on dramatic, wide shots that look impressive individually but make it difficult to understand the layout?

“Don’t judge a photographer by their best single image. Judge them by their consistency across a full gallery, because your listing lives or dies on the whole set, not just the hero shot. Ask about turnaround time in writing; a stunning photo delivered three days late has already cost you the first weekend a listing is live. Look for someone who shoots with natural light rather than harsh flash, so the home looks like a home instead of a showroom. And pay attention to how they communicate before you’ve paid them, as responsiveness during the quote is the best predictor of how they’ll treat you on deadline.” – The Team at Repropix

That full-gallery review can reveal whether a photographer has a repeatable process or simply gets lucky when a home happens to have ideal light and high-end finishes.

Look for real estate specific skill

Real estate photography is not the same as portrait, wedding, or product photography. A professional can be excellent in another field and still struggle with homes. Residential interiors require an understanding of geometry, perspective, light, spatial relationships, and the way people move through a building.

“I’d specifically look for someone with an architecture or interiors background, because shooting a home well is closer to shooting a building than shooting a portrait. It’s about geometry, verticals, and flow between spaces.” – Trey Bywaters, Founder of Bywaters Media

When evaluating a portfolio, pay attention to vertical lines. Door frames, cabinets, windows, and walls should look straight rather than tilted or stretched. Distorted lines can make a home feel unstable or artificially enlarged, even if a buyer cannot immediately explain why the image feels off.

The photographer should also understand composition. In a kitchen, for example, the image should show the relationship between appliances, counter space, cabinetry, and adjacent living areas when relevant. In a primary bedroom, the photo should communicate scale, window placement, and circulation – not just a close-up of attractive bedding.

This is where the craft resembles following a trail through unfamiliar terrain: every image should orient the viewer and make the next image feel like a logical step forward. Buyers should be able to build a mental map of the home before they schedule a tour.

Pay attention to lighting and editing

Lighting can make an ordinary room feel inviting. That said, it can also create a misleading impression if it is handled poorly. Harsh flash, heavy shadows, unnatural window views, or overly bright white walls can make a listing feel more like a staged showroom than a real home.

Natural-looking light is generally the goal. That does not mean every image must be shot with only available light. Many real estate photographers use a blend of ambient light, flash, exposure blending, or HDR techniques. What matters is the result: balanced rooms, visible details, accurate colors, and windows that do not turn into featureless white rectangles.

“The things you have to watch carefully are editing skills, the colors of the images, and the straight lines. Another thing to consider is the services being provided. For example, how many deliverable images, the turnaround times, the usage rights if there will be a drone at the shoot, and the additional fees.” – Dimitris Tzankatian of Real Estate Videography Greece

Color accuracy matters more than many sellers realize. Floors should not look orange if they are neutral oak. White cabinetry should not appear blue-gray. Grass should not glow an unnatural green. Buyers may forgive cloudy weather, but they can lose trust when a listing seems visibly manipulated.

Ask prospective photographers how they edit their work and whether they outsource editing. Outsourcing is not automatically a concern; many established professionals use editing teams to improve speed and maintain consistency. The important question is whether someone is checking the final gallery for accuracy.

“Beyond photography skills, ask about their editing workflow and what tools they use to deliver final images. Modern AI-powered real estate editing software can significantly improve turnaround times and consistency, but the best photographers use AI to enhance efficiency while still ensuring every image is reviewed for accuracy and a natural appearance.” – The Team at Fotolabs

Editing should clarify the home, not rewrite it. Virtual twilight images, decluttering, lawn enhancement, virtual staging, and sky replacement can all be useful marketing tools when used responsibly and disclosed where appropriate. But the core listing images should still give prospective buyers a reliable picture of the property.

Confirm scope, timing, and rights

The best photographer in the world cannot help much if their turnaround time does not fit your listing schedule. Before booking, confirm when the photos will be taken, when they will be delivered, and whether the timeframe is guaranteed in writing.

For a typical listing, agents often need images in advance to prepare the MLS listing, marketing materials, social posts, and launch strategy before the property goes active. A one-day turnaround may be valuable for a fast-moving listing, while a longer timeline may be workable for a property with a more deliberate launch plan. Either way, get specifics rather than relying on vague promises like “within a few days.”

Also ask what is included in the package:

• How many final images will be delivered?
• Are both interior and exterior images included?
• Is the photographer available for dusk or twilight photography?
• Are drone photos or video available, and are they appropriate for the property?
• Can the photographer create a floor plan, video walkthrough, 3D tour, or virtual staging?
• Are travel, rush delivery, rescheduling, editing, or weather-related fees extra?
• How will the final files be delivered, and in what resolution?
• Who owns or may use the images after delivery?

Usage rights deserve special attention. In many cases, the photographer retains copyright while granting the agent, seller, or brokerage a license to use the images for marketing a particular listing. If you plan to reuse the photographs for future branding, social content, printed materials, or a personal portfolio, ask about those rights before the shoot.

Drone photography may also involve separate operational and licensing considerations, particularly near airports, restricted airspace, dense urban areas, or certain communities. A professional should be able to explain what they can legally and safely provide, as well as what alternatives make sense if aerial coverage is not possible.

Evaluate communication before booking

The booking process tells you a great deal about the working relationship to come. Pay attention to whether the photographer answers questions directly, provides transparent pricing, explains their process, and asks useful questions about the property.

Responsiveness also matters when plans change. Weather can affect exterior and drone photography. Sellers can run late. Contractors may still be finishing repairs. You want someone who is professional, clear about rescheduling policies, and able to work calmly when the day becomes complicated.

Choose value over the lowest price

Price matters, especially when you are balancing staging, repairs, marketing, and moving costs. But low-cost photography can become expensive if weak images reduce online interest, delay the listing launch, or force you to pay for a reshoot.

The right choice also depends on the type of home. A modest condo may need a straightforward photo package with a strong emphasis on light and layout. A luxury home, rural property, waterfront listing, new construction project, or architecturally distinctive residence may benefit from twilight images, aerial coverage, video, detailed property films, or editorial-style photography.

Questions to ask before hiring a real estate photographer

Use a short interview process to make the decision easier:

1. Can I see two or three complete, recent listing galleries?
2. Have you photographed homes similar to this one in my market?
3. How many edited photos are included, and what is the delivery timeline?
4. How do you handle lighting, editing, vertical lines, and color accuracy?
5. Do you review final images for quality before delivery?
6. What services are available beyond still photography?
7. What are the usage rights for the delivered photos and video?
8. What additional fees, rescheduling policies, or travel charges should I expect?
9. What do you need from me or the seller before the shoot?
10. How will you handle weather or access issues on shoot day?

A real estate photographer should make a home easier to understand and harder to forget. Look for a professional with proven consistency, architectural awareness, natural-looking editing, dependable timing, and the communication skills to support a smooth listing launch. The goal is not a gallery of attractive images. It’s selling your home for the price that makes you happy.

We’ve put together a run down of auction day, the rules of engagement, so you know what to expect when the bidding starts.

Spring is traditionally auction season, and many properties go under the hammer at this time of year.

There’s more to bidding successfully than winning on the day.

Here are some important tips to help you make the right move, and know where you’re protected – and where you’re on your own.

Be sure before you bid

There is usually no cooling-off period if you buy a property at auction (this varies state to state).

The estate agent or auctioneer will ask the successful bidder to sign the contract of sale and pay a deposit – usually 10 per cent of the purchase price – unless the seller agrees otherwise. Check the deposit amount specified in the contract of sale before the auction. The law does not say how much this should be.

Things to do before the big day

If you are interested in a property, ask for a copy of the vendor’s statement and the contract of sale. Study them carefully and give them to your legal representative or conveyancer, if you have one.

Consider having the building inspected by qualified experts well before the auction day. You should also arrange any finance, such as a mortgage, that you require.

Find out whether the property is part of an owners corporation. If so, learn about its rules, fees and any planned or proposed expenditure.

Buying before the auction

Even if the seller has chosen to sell by auction, they may consider prior offers. You would make your offer via the estate agent, usually with a signed contract. There may be a process of negotiation, as with buying through a private sale.

Keep in mind that if you make an offer less than three clear business days before the auction date, you do not get a cooling-off period. You cannot change your mind.

Auction rules

The auctioneer, and everyone attending the auction, must obey certain rules. For example, it is illegal to disrupt an auction. Penalties apply.

The rules must be displayed at the place where the auction will take place, for at least 30 minutes before it begins.

Before taking the first bid, the auctioneer must announce:

• The auction will be conducted according to the auction rules.

• The rules prohibit bids being accepted after the fall of the hammer.

• Bidders will be identified on request.

• It is against the law to make a false bid, hinder another bidder, or in any way intentionally disrupt an auction.

• Substantial fines apply to anyone who engages in illegal auction conduct.

• Whether or not there will be vendor or co-owner bids.

• Any additional conditions that apply to the auction.

During the auction, the auctioneer may:

• Refuse a bid at any time, including when the auction hammer is falling.

• If there is a dispute over a bid, resume the auction at the last undisputed bid or start the bidding again.

• Refer a bid to the seller at any time before the conclusion of the auction.

• Withdraw the property from sale at any time.

Your bids

Make sure you set yourself a clear bidding limit.

It is the auctioneer’s job to achieve the highest possible price. To do this, they usually try to encourage as many people as possible to bid. They can set the amount by which bids increase, but you can also offer any alternative amount.

The auctioneer will choose whether to accept or reject a bid of an alternative amount. Generally, the size of the bids decreases as the auction draws to a close.

Expect these expenses

If you make the winning bid, there are many expenses to cover, on top of the purchase price. Make sure you will have enough funds to cover costs such as:

• Government charges such as stamp duty and GST, if applicable.

• Building and contents insurance.

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This article was originally published on
11 Sep 2012 at 10:32am
but has been regularly updated to keep the information current.

Your house has been dwindling on the market for months, even years, yet nobody wants to bite. What’s going wrong – and more importantly – how can you turn it around?

If your property has been on the market for a long time and you’re just not able to move it, here’s seven things you can do to get out of the rut and get that sold sticker.

1. Refresh your advertising

Most buyers are looking at properties well in advance of purchase. Some research for years. If your listing and promotional details remain unchanged for months on end, your potential buyers will notice – and not notice you as a result.

Shake up your advertising if it’s not working for you as it is.

Photos are one of the most important ways buyers connect with and spark interest in your house. Rotate them around and hero a different shot for people to come across first.

If you had a picture of the inside, try a shot of the facade from the street. Refresh them several times and test the impact on different people, including some you know and trust to give you an honest opinion.

Consider taking new shots if you others aren’t doing the job. If you had an evening shot, try a day time shot. Get help from professionals who know how to accentuate the positive.

Update your property description and try new ways to sell your place to the uninitiated. Work with your agent and be creative in content and approach.

Think carefully about your target market (if you don’t have one, that’s your first problem to solve…)

Try another of our realestate.com.au advertising options. Ask your agent to upgrade you to a featured or premiere listing, or send out a digital brochure.

Premiere properties receive 15 times more views and 8 times more enquiries than a standard ad. You’ll be throwing hard earned money away if you keep paying for an advertising plan that isn’t delivering.

Vary your tactics and when you see results, press your advantage.

2. Change your price

You’ll pay the price if you end up stubbornly attached to one.

The three most important factors in selling a property are location, presentation, and price.

Price points are psychological triggers. One to five thousands dollars in the right direction can spark interest and make a buyer feel a purchase is possible.

In a stagnant or depressed market, price is incredibly sensitive, and can stop an interested buyer from clicking on your listing or lodging that enquiry.

If you’ve had your property listed for some time, the market will have shifted around it. Your price might have started in the ballpark, but now it’s not tenable. Reassess based on comparable properties in todays market terms and re-advertise at a price buyers can confidently respond to.

Put yourself in the shoes of your buyers and be honest about a reasonable cost. Work with your agent and lower that price as much as you need to.

There’s no point clinging to a price dream if your property sits on the market for another year. If you want, or need to sell, then price to sell in the current market (not the market you originally bought in).

3. Take a break from the market

Three things tend to happen if you keep your property on the market for a long time without a break.

Buyers will make a mental note to avoid it, fearing something is wrong because it’s been hanging around so long.

Buyers will use it’s time on market as a negotiating tool, trying to leverage your desperation and arguing that you should be glad for any offer you get.

Or buyers will tune out your property altogether, skimming past it in listings because they’ve seen it so often they’re blind to it.

Three months is often a turning point, when buyers slip comfortably into one of the above scenarios, and you start to get worried.

Though some buyers are on the hunt for a while, each day they’re joined by even more.

If you can afford it, giving your property a rest for a few months means you’ll have a whole new crop of buyers ferreting out their perfect place. They’ll never have met yours, so you’re in with a fresh chance!

4. Give your property a makeover

Get the lowdown from your agent and, if they’re cooperative, buyers who’ve passed on your place. Ask them what turned them off and ask them to be brutally honest. Determine if a refresh is in order.

Ideally you’ll get some specifics that will help you focus any improvements you need to make. It could be the colour of the walls. The lack of decent curb appeal. A garden that feels too high maintenance. A small kitchen. The impression that too much renovation will be needed, or just that the place seemed too messy whenever it was being inspected.

If you haven’t invested in home staging, try it. The professional eye of a stager or stylist can set you up to appeal to your target market, and it doesn’t have to cost an arm and a leg.

Look at low cost, quick facelifts, like a new coat of paint, a better clean up inside, or some attractive plants in the garden.

It might be that a more substantial renovation is needed, and if it will increase your odds of sale and a good price, it’s probably a better alternative than sitting on the market indefinitely.

Weigh up how much you could invest in big improvements and talk to experts about the changes most likely improve your chances of sale. Be careful not to overcapitalise (there are no guarantees), and remember that even a small effort could yield the return you’re looking for.

5. Go comparison shopping

You may have done a ton of homework on selling your house, but forgot to scope out the competition.

• Work with your agent to get a handle on how your place measures up against similar properties in the area; in architecture and style, price, size, bedroom and bathroom numbers, land and yard area, proximity to amenities, quality of interiors, style of presentation, and everything in between.
• Attend open inspections and auctions. Talk to other buyers at those homes and gather insights.
• Don’t just compare the property itself. Have a snoop at how those homes are bring presented, how their open inspections are being run, whether they’re being sold at auction or by private treaty, and anything else that jumps out at you. See what’s popular and what people are talking about.
• Comparing doesn’t mean making your property conform to everyone else’s. It’s about getting in touch with the reality of the market in your area and price bracket. It’s staying abreast of trends or contexts that might impact your sale.
• And it’s being able to ask a price you can justify. When you can compare apples with apples, you’re ready to set up shop.

6. Be open to advice

If your property has been languishing on the market for some time, you’ve probably already asked for help. You’ve checked with your agent, or asked family or friends about why they think your place isn’t hooking a new owner.

But you might not be listening, especially if they’re telling you things you might not want to hear.

Ask for advice (if you haven’t yet, now’s the time), and truly be open to it; from your agent, from property experts, from potential buyers and those you trust.

You might not be listening, especially if they’re telling you things you might not want to hear.

Steel yourself for a reality check and commit to taking on constructive suggestions.

7. Don’t lay blame (especially on yourself)

It’s easy to point fingers if your property isn’t living up to expectations. Selling can be highly stressful, and if you’re in a tricky financial spot (e.g. you’ve already purchased another property and are feeling the pressure to sell in a hurry), the tension can be crippling.

Like any stressful situation, getting upset or angry won’t help.

Even if you decide you need to move to a new real estate agent, don’t leave with a grudge or you won’t be fully focused on the new chance to sell your home. An agent and vendor relationship is a two way street and you two may just not have worked as a partnership.

Refocus, take a breath, then re-arm with any new tools or support you need to get back out there.

Taking a break from the market helps get you back on track and stop blame in its tracks.

Stay positive and you’re half way there. Maybe you honestly weren’t ready to sell.

Refocus, take a breath, then re-arm with any new tools or support you need to get back out there. There might only be some small changes to your home and your strategy standing in the way of you and the finish line.

This article was originally published on
12 Nov 2012 at 8:57am
but has been regularly updated to keep the information current.

Craftsman bungalow homes are known for their timeless architecture, detailed woodwork, and inviting front porches, making them especially appealing to buyers who value character and craftsmanship. But when it comes time to sell, increasing the resale value of a Craftsman home isn’t always about making the property look newer – it’s about preserving its defining features while thoughtfully updating the spaces and systems modern buyers expect.

Whether you’re preparing to sell a Craftsman bungalow in Seattle, WA or renovating a character-filled home in Pasadena, CA, understanding which improvements are worth prioritizing can make all the difference. In this Redfin guide, we’ll explore expert-backed ways to enhance a Craftsman bungalow while staying true to its architectural roots, from strategic renovations to simple updates that make the home feel fresh and inviting.

In this article:
What is a Craftsman bungalow-style home? 
Preserve the home’s original architecture and character
Address major systems before cosmetic upgrades 
Upgrade windows and doors without sacrificing character
Improve energy efficiency
Keep the Craftsman’s traditional layout when possible
Boost curb appeal with Craftsman-appropriate colors and materials
Use paint and staging to create a fresh, inviting interior
How to increase the resale value of a Craftsman bungalow home: Final thoughts

What is a Craftsman bungalow-style home? 

A Craftsman bungalow is a type of early 20th-century home known for its emphasis on craftsmanship, natural materials, and practical design. The style grew out of the broader American Craftsman movement, which emerged as a response to the ornate Victorian architecture of the late 19th century and favored simpler forms, handcrafted details, and a closer connection to nature. While Craftsman homes can vary in size and layout, bungalows are typically one or one-and-a-half-story homes with a low-profile design and a welcoming front porch.

Common features of a Craftsman bungalow include:

• Low-pitched roof: Broad, gently sloping roofs often feature wide, overhanging eaves and exposed rafters.
• Front porch: A prominent covered porch, often supported by tapered columns, is one of the style’s most recognizable features.
• Natural materials: Wood, stone, brick, and other natural materials are commonly used to create a warm, handcrafted appearance.
• Exposed beams and rafters: Structural elements are often intentionally visible and incorporated into the home’s design.
• Built-in features: Built-in bookcases, cabinetry, benches, and other woodwork are common and add both character and functionality.
• Distinctive windows: Craftsman bungalows may feature grouped or divided-light windows designed to complement the home’s horizontal proportions.
• Open but defined living spaces: While generally more connected than older Victorian floor plans, Craftsman homes often maintain distinct living, dining, and family areas rather than completely open-concept layouts.
• Emphasis on craftsmanship: Detailed woodwork, custom millwork, and carefully constructed architectural elements give the homes their distinctive character.

>>Read more: Buying a Historic Home: What to Know Before You Buy and How to Preserve It

Preserve the home’s original architecture and character

One of the biggest advantages of a Craftsman bungalow is its distinctive architectural character, so preserving original details should be a priority when making improvements. 

“When remodeling a Craftsman bungalow, it is important to preserve the architectural style of the home,” shares Jeffrey Nott at Nott & Associates. “Period details like front porches and wood beams give the home comfort and charm harkening back to a simpler time.”

When updates are necessary, aim to complement the home’s existing architecture instead of competing with it. Thoughtful restoration can help maintain the features that make a Craftsman bungalow unique while allowing homeowners to improve comfort, functionality, and overall appeal for today’s buyers.

>>Check out: What Is My Home Worth?

Address major systems before cosmetic upgrades 

Older homes can have outdated or deteriorated components that may surface during a buyer’s inspection, potentially creating costly negotiations or making the property less appealing. Addressing these projects first can give buyers greater confidence in the home and help ensure that cosmetic improvements add polish rather than distract from underlying issues.

“You don’t have to keep everything original, but you do have to keep it real. Craftsman buyers read materials before they read features,” states Oren Amir at Go Home Builders. “Spend what you can behind the walls on electrical, plumbing, foundation bolting, and seismic retrofit – that’s what kills deals at inspection, and it’s the one thing you can’t fix after you’ve listed.”

Consider prioritizing:

• Electrical: Have outdated wiring, service panels, or other electrical components evaluated and updated as needed.
• Plumbing: Address aging pipes, leaks, deteriorated drains, and other plumbing concerns before listing.
• Foundation: Inspect the foundation for structural issues and complete necessary repairs or reinforcement.
• Seismic retrofits: In earthquake-prone areas, consider foundation bolting and other seismic improvements that can make the home safer and more attractive to buyers.

Upgrade windows and doors without sacrificing character

Windows and doors can have a major impact on a Craftsman bungalow’s curb appeal, so replacing them is an opportunity to improve the home’s performance without losing its architectural character. If original windows are beyond repair, choose replacements that echo the home’s existing proportions, materials, and divided-light patterns rather than defaulting to generic modern styles.

“If the windows are shot, replace them with wood in the same divided-lite pattern, not vinyl.” Oren Amir recommends. “Same logic in the kitchen: quartz with big dramatic veining and cabinets wrapped in fake wood grain will date a house faster than an outdated kitchen ever did.”

When choosing replacement windows and doors, consider:

• Match the existing window pattern: Replicate the home’s original divided-light or muntin pattern whenever possible.
• Choose complementary materials: Wood or wood-clad options can help maintain the warmth and character associated with Craftsman architecture.
• Preserve distinctive proportions: Pay attention to the size, shape, trim, and placement of existing windows and doors.
• Keep the front door authentic: If the original door needs replacement, consider a wood-paneled design with glazing or other details that complement the home’s existing windows.

Improve energy efficiency

Improving energy efficiency can make a Craftsman bungalow more comfortable and appealing to buyers while potentially helping reduce ongoing utility costs. Because these homes were often built more than a century ago, updates such as insulation, air sealing, and efficient HVAC systems can improve performance without requiring homeowners to sacrifice the architectural details that give the property its character.

“To increase the resale value of a Craftsman bungalow, improve energy efficiency with appropriately styled windows and doors, insulation, and efficient HVAC systems,” suggests Cesar Espejo at Pasadena Craftsman. “Address major systems such as outdated plumbing, deteriorated cast-iron drains, knob-and-tube wiring, and the electrical service panel.” 

Consider energy-efficient improvements such as:

• Insulation: Add or improve insulation in areas such as the attic, walls, or crawl space where appropriate.
• Efficient HVAC: Replace outdated heating and cooling equipment with a more efficient system sized appropriately for the home.
• Air sealing: Address drafts and air leaks around windows, doors, and other openings to improve comfort and efficiency.
• Energy-efficient upgrades: Consider modern improvements that remain visually compatible with the home’s Craftsman architecture.

Keep the Craftsman’s traditional layout when possible

When updating a Craftsman bungalow, resist the urge to completely reconfigure the floor plan simply to make the home feel more modern. Traditional Craftsman layouts were designed to create a natural flow between living spaces while still giving rooms distinct purposes, and features such as defined living and dining areas can contribute to the home’s sense of character.

“Craftsman homes may not have the comfort and features of newer more spacious kitchens, baths, and closets but resist going open concept modern,” says Jeffrey Nott. “Keep the formality of the Craftsman home living, dining, and family room. The goal is to improve the home without losing the classic style and charm that makes a Craftsman home so special.”

Rather than removing walls to create one large open-concept space, consider ways to improve functionality while preserving the home’s existing layout:

• Maintain defined living areas: Keep the living, dining, and family rooms distinct when the original floor plan allows.
• Improve flow: Use furniture placement, lighting, and strategic openings to make rooms feel connected without eliminating their individual identities.
• Update for modern needs: Add storage, improve kitchen functionality, or refresh bathrooms without completely changing the home’s footprint.
• Preserve architectural details: Keep features such as built-ins, columns, wood trim, and openings between rooms that help define the Craftsman style.

Boost curb appeal with Craftsman-appropriate colors and materials

A Craftsman bungalow’s exterior is one of its biggest selling points, so thoughtful curb appeal improvements can help make a strong first impression without compromising the home’s character.

“For the exterior, choose a Craftsman three-color scheme that accentuates the windows, porch, and woodwork,” Jeffrey Nott suggests.

When updating the exterior, consider:

• Choose a complementary color palette: Use two or three coordinated paint colors to distinguish the home’s main body, trim, and accent features.
• Highlight architectural details: Use contrasting but complementary colors on windows, porch columns, trim, and woodwork to make these features stand out.
• Refresh the front porch: Repair worn wood, railings, or columns and keep the porch inviting, since it is often one of the home’s most recognizable features.
• Don’t overlook the front door: A carefully chosen stain or accent color can draw attention to the entry while complementing the rest of the exterior.

Use paint and staging to create a fresh, inviting interior

A fresh coat of paint and thoughtful staging can help a Craftsman bungalow feel brighter, more welcoming, and move-in ready without requiring major renovations. The goal is to make the interior feel fresh without making it feel generic.

“To increase the resale value of a Craftsman bungalow, the idea is to honor its historic character while making it feel fresh, current, and inviting – because home decor and style, much like fashion, evolves over time,” Ted Clark & Heather Lillard say. “Light, warm paint colors can help brighten the interiors, while thoughtful staging can be used to soften wood accents that often define Craftsman architecture. The end result is a contemporary feel without sacrificing the home’s original charm.”

When preparing the interior for sale, consider:

• Work with existing wood accents: Instead of painting over original woodwork, use furnishings, textiles, and wall colors that soften or balance its visual weight.
• Highlight built-ins and architectural details: Arrange furniture and decor so buyers notice original cabinetry, beams, fireplaces, trim, and other character-rich features.
• Keep staging inviting: Use appropriately scaled furniture and simple decor to help buyers picture themselves living in the space without making rooms feel crowded.
• Create a cohesive look: Choose a consistent color palette throughout the home so the rooms feel connected while retaining their individual character.

How to increase the resale value of a Craftsman bungalow home: Final thoughts

Increasing the resale value of a Craftsman Bungalow home is all about striking the right balance between preserving its original character and making thoughtful updates for modern buyers. From addressing major systems and improving energy efficiency to refreshing kitchens, enhancing curb appeal, and choosing authentic materials, strategic improvements can help a Craftsman Bungalow feel both timeless and move-in ready.

Neighbours are like family: you can’t choose them, but you do have to live with them. And when you’re trying to sell your home you might wish they weren’t there at all.

So, how do you convince a potential buyer that they’re not a problem?

Well, that depends how big or small your problem is.

Perhaps they practice the trombone each afternoon on the porch, have never ending renovations, or are compulsive hoarders with a junkyard encroaching on your garden.

Maybe it’s far worse – websites like neighborsfromhell.com document some pretty extreme cases.

Here are our tips on how to work around some common neighbour problems when selling:

Talk it over

Your first port of call in resolving any neighbourhood problems should be to talk it over and try to reach a solution that suits you both.

While you might want to seek legal advice about your rights and how to go about fixing the situation, the Law Society of NSW says that going to court can be both expensive and leave the parties bitterly antagonistic towards each other. Always consider mediation and pursue legal action as a last resort.

If you’re trying to sell, pay the neighbours a visit or slip them a note explaining the issue and tactfully suggest how they could help. If they’re owners, remind them that getting a good price for your home will mean a better price for them down the track.

Remember: unless you’ve approached them before they might have no idea that their behaviour is impacting on you, and there might be a reason for it. Maybe their yard is messy because they’re suffering a long term illness or caring for a relative? Try and see it from their perspective.

Is it legal?

Are your neighbour’s problem activities illegal?

There are the really obvious ones: drugs, domestic violence or harassment. But did you know that burning off is illegal? Trespassing without authority on your land is also illegal.

However, you usually have no legal right to privacy, unless it comes with intimidation or harassment. Check with your local police or council if you’re unsure.

Stop that noise!

One of the most common problems is noisy neighbours: loud music, parties, power tools and wooden floors in the unit above to name just a few. Check your local council’s guidelines on noise, the Environment Protection Authority, or the strata bylaws if you’re in a unit.

Let your neighbours know in advance when your home will be open for inspection, and ask nicely if they’d mind keeping the noise down during that time.

If it’s an ongoing problem and you don’t think this would work (maybe you live next door to a piano teacher with regular Saturday classes) work around it with your agent by scheduling open homes at times that are quietest.

Give us some privacy

If privacy is an issue there are many cheap remedies.

Install curtains or blinds on windows, plant a hedge, strategically place some pot plants, build a higher fence, install a privacy screen or ask the neighbour to stop standing on that milk crate and popping their head over the fence every five minutes…

Parking disputes

In inner city areas parking is often contentious, with the street becoming a battleground. Maybe your neighbour has a boat, skip or trailer parked on a permanent basis. Can they store it elsewhere while your home is on the market?

Make sure your own car is not in front of your house – or driveway – on open day. And the agent can let prospective buyers know its ok to part in your car space.

Call your strata manager

Living a unit block can give you an edge: you can approach your strata manager if there is a specific problem – after all, it probably impacts on other unit owners and the value of their units will be determined in part by a good sale of yours.

Common strata problems are noise and smoke drift. Let your neighbours know when open home is scheduled and ask if they’d mind removing their shoes, turning the stereo down and refraining from smoking on balconies while it’s on. A little box of chocolates might help sweeten the deal.

Set your boundaries

A top cause of neighbourhood disputes are boundary problems – specifically trees and fences.

Trees can overhang fences, disrupt views, and their roots can cause damage to paths and pipes on surrounding properties. If you have these problems check with your local council for their regulations in the first instance.

While there’s no legal obligation to have a fence, most people like a little something between them and their neighbour, and most buyers want it to be in good condition.

The cost of installing or repairing a fence is typically shared by both parties. If a fence is not on the legal boundary disputes can arise, particularly when selling. The onus is on the buyer to have a survey.

Presentation incentives

While you can’t do anything about the colour or design of your neighbour’s home, you might be able to tidy it up a little.

Steve Arnold of Andrews Property in the NT told us: “As a selling agent we offer incentives to adjoining properties to make them motivated to present their yards better.”

“When we list a property we always say hello to the neighbours, its part of our due diligence.”

He also notes any potential issues at the neighbour’s house that could turn off buyers. Presentation is everything so Steve has removed rubbish, including vehicles, and sent gardeners round. He’s also cut deals with neighbours who weren’t on good terms with his client, so that they wouldn’t hurt a sale.

Be a good neighbour yourself

What goes around comes around. If you’re looking for good karma from your neighbours you might want to give them some love too. Getting to know your neighbours can be one way to prevent troubles further down the track.

What do you need to let your buyer know?

Short answer: nothing, unless they ask. The onus is on the prospective buyer to do their research, which, if you’re a buyer, is why a good conveyancer or lawyer is so important.

Problem neighbours are very subjective. What might be considered annoying by one homeowner might be considered delightful by the next.

You’ll know instinctively (and you agent will confirm) whether you’ve got an issue on your hands. With their help, and the above gameplan, you should get through unscathed, and move on to new neighbours.

This article was originally published on
18 Jan 2013 at 11:26am
but has been regularly updated to keep the information current.

A typical home-selling timeline runs about 10 to 15 weeks from listing to closing. Add prep time, photos, and building the listing, and the whole process often lands closer to 4 or 5 months. 

However, that timeline is heavily influenced by your local market, your home’s price and condition, and how quickly the buyer’s financing and closing process comes together. In the last year, the median home spent around 44 days on the market before going under contract, with about 30% going under contract within two weeks of listing, according to Redfin.

But finding a buyer is only one part of the timeline. Preparation often starts weeks before a home ever hits the market, and the under-contract and closing period adds more time after you accept an offer.

How long does it take to sell a house?

In tight, low-inventory markets, homes can go under contract in a week or two. In markets where sellers currently outnumber buyers—and there are more of those markets right now than there have been in years—homes may take 6 weeks or longer to go under contract.

Price point matters too. Entry-level homes in a given area might move faster than luxury listings, since the buyer pool is larger. The best way to get your own realistic timeline is to ask your agent how comparable homes in your specific neighborhood and price range have been selling over the last 30 to 60 days.  

No timeline fits every seller, but these ranges are a starting point. 

6 to 8 weeks before listing: Plan the sale

1. Decide whether and when to sell

When this happens: Ideally 6 to 8 weeks before listing, or earlier if you’re also buying a home. 

Before you do anything else, sit down and think things through. Why are you selling? When do you need to move? Are you also buying a home, and if so, does that sale need to close first? What do you still owe on your mortgage, and how much equity do you have? Would you need temporary housing or a rent-back arrangement if your sale closes before your next move is ready?

When you should sell is highly personal, but spring has long marked the start of the homebuying season—nationally, homes listed in late April are more likely to sell faster, according to a Redfin analysis. 

2. Estimate your home’s value and potential proceeds

When this happens: Before you commit money to repairs, staging, or another home. 

Before you spend money on repairs or staging, get a realistic sense of what you’ll actually walk away with:

• Estimated market value: what your home is likely worth today, based on recent comparable sales
• Listing price: the price you choose to ask, which may be set above, at, or below market value depending on strategy
• Final sale price: what a buyer actually agrees to pay
• Mortgage payoff: what you still owe your lender
• Selling expenses: agent compensation, closing costs, repairs, and other costs of the transaction
• Estimated net proceeds: what’s left for you after everything else is paid

A simple way to estimate your proceeds:

Expected sale price − mortgage payoff − selling costs = estimated net proceeds

This number can tell you whether selling actually supports your next move, before you’ve spent any money on getting the home ready to sell. 

3. Choose how you’ll sell and hire an agent

When this happens: Often 4 to 8 weeks before listing, but more complex homes may need longer time with an agent. 

Sellers generally choose between working with a listing agent or selling for sale by owner (FSBO), depending on how much of the process they want to handle themselves.

Some sellers only need a few weeks to get ready; homes needing contractor work, permits, or extensive prep may need several months of lead time. Reaching out to an agent early, even before you’re sure of your exact selling timeline, gives you room to plan around whichever situation you’re in.

4. Gather documents and calculate selling costs

When this happens: Begin early, since some records can take time to locate or request. 

Start collecting paperwork early so it doesn’t slow you down later. Depending on your property and local requirements, you may need:

• Mortgage and payoff information
• Property tax records
• HOA documents, if applicable
• Permits and renovation records
• Warranties on major systems or appliances
• Previous title or survey documents
• Required property disclosures
• Utility or maintenance records
• Lease documents, if the home is tenant-occupied

You’ll also want a rough sense of what selling a house may cost you, including agent compensation, seller-paid closing costs, repairs, staging and preparation, moving expenses, your mortgage payoff, taxes or HOA charges, and any concessions you negotiate with a buyer. 

4 to 6 weeks before listing: Prepare the home 

5. Decide what to repair before selling

How long it may take: A few days for minor fixes to several months for larger projects, permits, or contractor-dependent work. 

You don’t need to renovate the whole house before you list it. Depending on your situation, you can complete visible or high-priority repairs, get estimates for larger defects, sell the home in its current condition, offer a credit instead of doing the work yourself, or consider an optional pre-listing inspection, if recommended by your agent.

You also don’t necessarily need a major renovation to attract buyers. Vanessa Leimback, a Redfin Premier agent in Seattle, has noticed buyers stretched thin by high mortgage payments would rather pay more for a move-in-ready home than take on renovation costs themselves. Condition still matters, but addressing obvious problems, not a full remodel, is usually enough to widen your buyer pool. 

6. Clean, declutter, stage, and prepare to move

When this happens: Begin about 1 month before listing and finish the final details in the week before launch. 

This is where the home starts to look ready for buyers, and when the moving process begins. Remove unneeded furniture, pack up what you won’t need before the move, deep clean, and improve curb appeal. Stage the rooms that matter most to buyers, like the living room, primary bedroom, and kitchen.

About one month before listing: pack, finish repairs, arrange a deep clean, and tidy up the exterior and landscaping.

One to two weeks before listing: finish staging, schedule photography, confirm showing instructions with your agent, and clear out valuables and sensitive documents.

1 to 2 weeks before listing: Set the price and create the listing

7. Set the listing price and launch strategy

When this happens: Finalize the price shortly before launch so it reflects the newest competing and recently sold homes. 

Pricing your home is one of the most important decisions in the entire selling process. A well-researched price weighs recently sold comparables, competing listings, your home’s condition, local buyer demand, and current inventory. It should also account for the price brackets buyers search within, how quickly you need to sell, and appraisal risk if your buyer is financing. 

“Sellers should resist the urge to price based on what a neighbor got a year or two ago,” says Chen Zhao, Redfin’s head of economic research. “Pricing a home correctly from the start can be the difference between attracting a serious buyer and lingering on the market.”

A few common pricing mistakes: pricing based on what you originally paid, trying to recoup everything spent on renovations, padding the price with “negotiating room,” relying just on automated estimates, or leaning on older comps instead of recent ones.

None of this means you should price below market, but that results vary by location, and you shouldn’t assume buyers will bid above asking just because that happened often in past years. Nationally, about 20% of listings had a price drop and 26% sold above list price in mid-2026. Your own comps will tell you which outcome is more likely for your home. 

8. Create the listing and marketing materials

How long to allow: Several days to coordinate photography, listing copy, floor plans, and launch logistics. 

Once your price is set, focus on how buyers will actually experience your listing online and in person. Professional photography makes a big difference, and so does an accurate, detailed description. Floor plans or a virtual tour help buyers get a feel for the layout before they visit, and your MLS listing should clearly state property details and any recent improvements. Decide on your showing schedule and whether you’ll hold an open house, then plan your launch date.

List your home and accept the offer

9. Launch the listing and manage showings 

How long it may take: The national median is 44 days from listing to going under contract, although the timeline varies widely by market. 

Once you’re live, keep the home consistently show-ready, accommodate reasonable showing requests, and have a plan for pets during visits. Ask your agent to collect feedback from buyers’ agents after each showing, and compare your activity with similar nearby listings to get a sense of how you’re performing.

In the summer 2026 homebuying season, only 31.5% of homes went off market within two weeks of listing. A fast offer is possible, but most homes aren’t selling in the first weekend. Plan for a longer showing period rather than judging your listing after just a few days.

10. Reassess the strategy if the home is not selling

When this happens: When your listing is getting less activity than similar nearby homes or isn’t generating the interest you expected.

A slower-than-expected sale doesn’t necessarily mean you need to start over. Homes are taking longer to sell in today’s market, and some sellers are pulling their listings after failing to attract a buyer at the price they wanted. Delisting isn’t a guaranteed fix, though. It’s just one potential option, and what to do next depends on why your home isn’t selling in the first place. 

11. Compare, negotiate, and accept an offer

How long it may take: Some negotiations resolve within a day or two, while counteroffers, multiple offers, or complex terms can extend the process. 

Once offers start coming in, don’t just focus on the price. Every term in an offer affects either your proceeds, your risk, or your selling timeline.The strongest offer is usually the one that combines acceptable net proceeds, contingencies you can manage, credible financing, timing that works for you, and a reasonable likelihood of actually reaching the closing table.

Concessions are common right now, so expect some negotiation. Sellers gave concessions in 46.2% of U.S. home sales in May 2026, most often to help with repairs, closing costs, or mortgage-rate buydowns, and almost 16% of sales included both a concession and a price drop. 

Complete the under-contract process and close

12. Navigate the inspection, appraisal, and closing process

How long this takes: On average, between 30 to 60 days from accepted offer to closing

Not every accepted offer makes it to closing. Buyers may still back out of a deal during the under-contract period, depending on their contingencies and the terms of the purchase agreement.

In July 2026, 14% of homes that went under contract nationally had their sale agreement canceled before closing, the highest rate in years, partly due to buyers having more options and being willing to walk after inspections, low appraisals, financing changes, or unsuccessful concession negotiations—meaning the best offer for you might not be the highest price.

Here’s how the under-contract stage roughly unfolds:

The buyer deposits earnest money

Once you accept an offer, the buyer deposits earnest money with a neutral third party, such as an escrow or title company, within 1 to 3 business days. This good-faith deposit is applied toward the buyer’s down payment or closing costs if the sale closes. If the buyer backs out for a reason that isn’t protected by the contract, the seller could be entitled to keep the deposit. 

You provide any remaining disclosures

Seller disclosure requirements and timing vary by state and local laws, and some disclosures might be required before you accept an offer. Work with your agent or real estate attorney to understand what you’re required to disclose and when.

The buyer completes inspections

Most buyers will schedule a home inspection and sometimes specialized inspections for things like the roof, foundation, or pest activity. Depending on what’s found, the buyer may request repairs, ask for a credit or price adjustment, decide not to go ahead with the purchase, or go ahead with no changes or requests at all.

The lender orders an appraisal

If your buyer is financing the purchase, their lender will usually ask for an appraisal to confirm the home’s value supports the loan amount. If the appraised value comes in at or above the contract price, this step usually moves forward smoothly. If the appraisal comes in low, you and the buyer have a few possible paths: renegotiating the price, the buyer covering the gap in cash, or in some cases, the deal falling through.

Title and buyer financing move forward

While the appraisal and inspection processes are taking place, a title search is also taking place. This checks for liens or ownership issues that need to be resolved before closing. The buyer’s lender is also completing underwriting, finalizing insurance requirements, and confirming any remaining loan conditions. Contingency deadlines in the contract keep this stage moving on schedule. Any issues that come up during this stage may affect the closing timeline or, depending on the contract, whether the sale moves forward.

You complete agreed-upon work

If you agreed to make repairs as part of the negotiation, keep receipts, use licensed professionals where required, and finish the work by the deadline in your contract.

The buyer completes a final walkthrough

Shortly before closing, the buyer will typically do a final walkthrough to make sure the home is in the expected condition and any agreed-upon repairs have been completed.

You close and hand over the home

At closing, the final documents are signed, transaction costs and remaining mortgage balances are settled, and ownership transfers to the buyer. When you need to move out and hand over the keys depends on your contract, including any agreed-upon rent-back or possession period.

How to help the home-selling process move faster

None of these steps guarantee a fast sale, but they tend to help:

• Price from current, local market evidence rather than what you hope to get.
• Start repairs and document gathering early, well before your target listing date.
• Avoid unnecessary renovation projects that won’t drastically move your price.
• Keep the home consistently available for showings.
• Make your listing complete, accurate, and well-photographed.
• Respond to offers and requests quickly.
• Look at the certainty of closing and timing across offers, not just price.
• Complete agreed-upon repairs before your contractual deadline.
• Keep your own moving plans flexible if possible until the transaction actually closes.

All-cash sales don’t necessarily follow the typical home selling timeline. Because there’s no mortgage underwriting, a cash offer may be able to close faster than a financed transaction, sometimes in a matter of weeks. Selling directly to an investor paying cash or an iBuyer could also trade speed and certainty for a lower sale price, since these buyers are often accounting for repair costs and resale risk in their offer.

The bottom line

Selling a house is really three overlapping timelines: prepping the home, time on the market, and getting to closing. How long each one takes depends on your home, local market, buyer, and contract terms. Your home selling timeline probably won’t match the national average exactly, and that’s fine. Building your plan around all three stages can give you a more realistic idea of when your sale will actually be complete, rather than focusing only on how quickly you receive an offer.