7 Tips for a Perfect MLS Listing

Introduction

Hi, I’m Keith Robert Gordon, a broker with 40 years of experience and the founder of Altru Realty (spelled “ALTRU”). Today, I want to share the 7 most important things to consider before listing your home on the MLS. These include:

Picking the right listing agent.
Setting the right list price.
Timing your sale.
Understanding listing agreements.
Deciding whether to get a pre-inspection report.
Whether to get an appraisal or rely on a comparative market analysis (CMA).
Whether staging is necessary.

Let’s dive into each of these topics to help you sell your home efficiently and effectively.

1. Picking the Right Listing Agent

Choosing the right agent is critical. I recently sold a home for a client named Marilyn, who stayed with Altru Realty for 5 years. She wasn’t ready to sell initially, but she trusted us to guide her until the time was right.

When selecting an agent, look for someone you can communicate with and trust. Your agent should prioritize your best interests, not just their commission. A good agent will advise you honestly, even if it means telling you something you don’t want to hear.

2. Setting the Right List Price

Sellers often make the mistake of listing their home above market value. They take their “walk number” (the minimum price they’re willing to accept) and add $50,000 or more to create “wiggle room” for negotiation. However, this approach usually backfires because buyers are well-informed and won’t overpay.

Here’s my advice:

List at your walk number (or even 5% below it) to attract serious buyers quickly.
Buyers have typically seen 20-25 homes in your area and know the market better than you think. They’ll recognize overpricing immediately.
Trust the buyers—they’re “perfect” in their ability to assess value.

If you’re not getting offers within 18 days, it’s time to adjust your price. Make meaningful adjustments—$50,000 for a1 million home or $25,000 for a $500,000 home. Small adjustments won’t attract buyers.

3. Timing Your Sale

Selling a home typically takes 90 days:

45 days to get under contract (if priced correctly, this can happen in as little as 10 days).
45 days for the buyer to secure financing and close.

If you need more time, consider a sale-leaseback agreement with a cash buyer. This allows you to close quickly (in 30-35 days) and stay in the home for an additional 90 days while you plan your next move.

4. Understanding Listing Agreements

Avoid signing a listing agreement that locks you in for 6 months with an agent you may regret working with. Instead, opt for an agreement that allows you to cancel with 60 days’ notice. This gives you flexibility if the relationship isn’t working out.

5. Pre-Inspection Reports

Whether you need a pre-inspection report depends on the age and condition of your home:

If your home is 10 years old or newer, a pre-inspection isn’t necessary.
If your home is older than 10 years, especially with a roof over 15 years old, a pre-inspection can help identify potential issues.

Share the inspection report with buyers upfront to set expectations and avoid unnecessary negotiations. Use the “as-is” FAR-BAR contract to clarify that you’re selling the home in its current condition.

6. Appraisals and Comparative Market Analysis (CMA)

I don’t recommend getting an appraisal before listing your home. Appraisers often provide varying values, and a CMA (comparative market analysis) can be equally unhelpful because every home is unique.

Instead, trust your agent’s expertise and the feedback from buyers. Buyers are well-informed and will let you know if your price is too high.

7. Staging Your Home

Staging is rarely necessary. In my 40 years of experience, I’ve only seen one instance where staging made a difference—and even then, it was minimal.

Focus on pricing your home correctly rather than spending money on staging. Buyers care more about the price and condition of the home than whether your moving boxes are in the garage.

Closing

Selling your home doesn’t have to be complicated. By following these 7 steps, you can streamline the process and achieve a successful sale.

If you have any questions or need assistance, feel free to reach out. My assistant, Michelle Mullis, and our affiliated title company, New Frontier Title, are here to support you every step of the way. Our trusted processor, Lynn Simonton, will ensure your transaction closes smoothly.

Thank you for listening, and I hope this advice helps you sell your home with confidence!

Check out my video ➡️ https://youtu.be/i9EcXhSIzzY