Picture of How to Sell Your Home
I just sold my home in this awful market and I believe how I went about making that happen will benefit you. I made a lot of mistakes along with the things I did right - you'll  benefit from what I learned, and hopefully will end up where you want to be, when you want to be there, and without nerve damage in your hands. For me two out of three was pretty good.

You may already have your house on the market, you may already have a place you want to move to, you may just be toying with the idea of selling - what I am getting at is that you may or may not be prepared. I was not. At all. I had no thoughts of selling and moving, only dreams of doing so about 5 years down the road when my son graduated from high school.... then, an opportunity presented itself and I started to research places to move to.

1 week later I saw a photo of a house for sale as I was putting the WSJ into the recycle bin, 1 hour later I was on the phone to the real estate agent for that house. Let's call her Sally, and 2 days later I was in SC, standing in that very house.

But, for the 2 days before I got there I looked at all the homes that were online in that area and so I was pretty familliar with what was available. When the house I went up to see turned out to be too small for me, Sally suggested another house, but being that I had done my homework, I told her that I had seen that particular house online, and that I didn't want to waste her time because there was no way in the world I would ever buy that home - the home I am now sitting in while I write this 'ible. How I got from there to here is what I want to share.
kritikas23 months ago

really very informative

Ninzerbean (author)  kritikas23 months ago
Thank you. I wish all that I know would help me sell my present home.
jmyers18 months ago
This was very detailed and informative. I will definitely be saving it for future reference!
Ninzerbean (author)  jmyers18 months ago
Thank you!
Wow, I'd like to see more of the place that convinced you to move, though you did make a pretty penny off the place. Nice instructable too. I'll have to keep your points in mind when it comes time to move my family to a bigger place.
Ninzerbean (author)  The Rambler1 year ago
No, I lost a ton of money, read the last paragraph, but at least I sold it. Thank you for your comment, I do hope you will follow through with the 'ible when it's your time to move.
Oh yeah. From the amount you got and considering the different cost of living I just thought, man you could buy any place you wanted in SC. I always forget that unless you've paid off your house the money you make on the sale goes to pay off the remainder on the mortgage..
Tamaresque2 years ago
Fantastic! I live on the other side of the planet in Tasmania in a VERY slow market and I'm about to put my unit on the market, which has no street appeal at all, but has great space inside. Making a separate website from the run-of-the-mill and generic real estate sites is a great idea because that way I can highlight what I see as the best characteristics of my home. I wouldn't have thought of that. The professional photographer is a wonderful idea, too.

Thanks for a truly inspiring ible!

P.S. I have only a small bone to pick and that's the fact that your realtor didn't know the difference between dual and duel when writing up your brochure! :-)
Ninzerbean (author)  Tamaresque2 years ago
That is funny about the duel and dual - I didn't catch that. Maybe bad spelling is endemic of realtors because the closing agent wrote on the selling contract "to clothes in 30 days".

I'm glad to have helped, thank you for writing and good luck with your place!
Thanks for much for the walk through! We are hoping to list our house in the spring - my first time selling. Inspiring and motivating. Well done. You obviously posted it just for my us. :)
Ninzerbean (author)  Mike_in_J_land2 years ago
I did, I did!
calyad2 years ago
What a great read! We are doing up a place in Western Australia and you have just inspired me just when I was beginning to flag. Great pics and your 'before' and 'afters' really add to the story. Thank you, Ninzerbean.
Ninzerbean (author)  calyad2 years ago
Oh I'm glad I inspired you, it seemed daunting sometimes but every day I would go to bed with stuff crossed off my lists - that felt good.
As ALWAYS!! you are the best!! Amazing tutorial. Thanks so much. I thought since moving 13 times I had it down pat...nope, you showed me otherwise. Hugs to you, and Happy New Year.
Ninzerbean (author)  porcupinemamma2 years ago
Happy New Year to you Porcupinemamma! Thank you.
jeffdak2 years ago
Thank you for this very nice guide
Ninzerbean (author)  jeffdak2 years ago
You are very welcome, lots of effort with lots of gain should be shared, or maybe I am just opinionated enough to think my way was why it sold.
"It was like having a fire without the fire."

Did you forget the word "sale" as in "fire sale"?
Ninzerbean (author)  AtlantaTerry2 years ago
No.... I meant like loosing everything I owned but without a fire. A chance to really start over.
bitsy1132 years ago
OMG, I absolutely think you are 100% spot on when you said get a professional photographer! Had I seen these pictures while looking for a house (and I've looked at literally thousands in the hopes of selling mine in the next yr. or two) I would have thought, they must want a fortune for this place! It just screams luxury, especially the night time shots!! I, from the bottom of my heart want to thank you for this ible. I've heard a lot of different advise on "staging" a home but this made the best sense! I own another house that I've had on the market for a couple of years now and wish I could do something like this ( unoccupied & not in a great part of town) but I will DEFINATELY do this with my house!! Thanks again, Lisa
Ninzerbean (author)  bitsy1132 years ago
You are ever so welcome and thank you for writing and best of luck to you. Those night time shots are so cool.
ddw_az2 years ago
as i read, i started to make a list of what to do to my Phoenix, AZ house.
so far i am at 30 items, and growing.
and a second list of what to bring to finnish the first list

FYI, the catus flower is a Hedgehog. the real bloom is so brite it blinds your eyes when in the full sun.
Ninzerbean (author)  ddw_az2 years ago
Keep your lists even after the stuff is crossed off - it makes an amazing journal of what you accomplished. Beautiful hedgehogs!
Really great stuff here, it's common sense but in a nice formula. 'i'll be selling my house soon so this is right up my street. Thanks a mill, and best of luck in your new place.
Ninzerbean (author)  mandolinible2 years ago
Thank you, it's really different here - this morning a giant otter ran across my front yard!
As a professional photographer I am so very glad you say to use a Professional real estate photographer. Study after study have shown homes that are professionally photographed sell quicker and for more money. So the cost of using a professional is quicky recovered. And in some places the cost is a tax write-off (ask your CPA).

Terry Thomas...
the photographer
Atlanta, Georgia USA
cfuse2 years ago
Thank you for taking the time and effort to write this instructable.
Ninzerbean (author)  cfuse2 years ago
My pleasure, thanks for writing.
notoco2 years ago
Ouch! My back is experiencing sympathy pains after reading this. Both doing all the work to the home and then making time to compose this step by step plan was quite a feat! All really strong points! The idea of making the worst part of your house one of the best parts is a testament to your tenacity! The before and after shots are awesome. You provided some really valid points that everyone who's selling ought to know about -- like no open houses, no pano's and hiring a pro to capture the best shots of your home! Thank you for this!
Ninzerbean (author)  notoco2 years ago
You are ever so welcome! You just reminded me of how very sore my back was in the beginning. As I was dragging over 300 bags of mulch around I kept in mind what my brother told me "concentrate on your core", so I would tighten my stomach muscles, and then pretty soon my back stopped hurting, and I got into pretty great shape as an added benefit.
Cristinaa2 years ago
canida2 years ago
Wow, this is amazingly thorough!
It brings back (suppressed) memories of doing the same to my previous house. What a ton of work you put into it. Looks fantastic.

The thing this taught me: do the same kind of work IMMEDIATELY upon moving into your new house so you get to enjoy it too!
Ninzerbean (author)  canida2 years ago
Boy are you not kidding.
londobali2 years ago
greatly elaborated.. i read each step! :)
thanks for sharing..
What is the material of your new house, oh i mean home ?
looks interesting, i never seen it before..
Ninzerbean (author)  londobali2 years ago
Wood siding I guess, some of the 'wood' is really called 'hardy board', it's made of a cement type of substance. I was told that the wood that is real wood is cedar. Thank you!
meant to ask, could you please explain how you hid the outside wires?
Ninzerbean (author)  porcupinemamma2 years ago
I just cut them with wire cutters and used a chisel and hammer to get the screws off and patched them. I didn't have a land line phone anymore, nor cable. It seemed that phone company or cable company who did work on the house over the years left the wires from the previous work, they were everywhere!
Booper1282 years ago
What a fabulous 'ible, Ninzerbean! My son wants to sell his townhouse in Dallas now that he's living in Atlanta and this "guidebook" filled with info will make the task MUCH easier for him, I'm sure, with its step-by-step plan! And it has even provided me with some food for thought as I do some redecorating at my condo. Thanks!!
Ninzerbean (author)  Booper1282 years ago
Wow, thank you! I'm sure hoping this helps a lot of people.