PHASE TWO: For Homeowners Who Want to Sell With Confidence & Best Possible Outcome

RECAP: 

This is Phase Two for homeowners who want to sell with confidence, clarity and the best possible outcome. If you haven’t checked out Phase One, feel free to do so and come back to this page later. This 90-day roadmap was built specifically for homeowners. Whether your home is a newer build in one of the growing subdivisions or an established property you’ve loved for years, the principles here apply to you. Think of it less like a checklist and more like a conversation the kind we’d have if you sat down with me over coffee to talk through your move.

You don’t have to do everything perfectly. But the homeowners who follow a plan, even loosely, almost always sell faster and for more money than those who wing it. That’s what this is for.

Let’s get your home sold!

How to Use This Plan

Work through each week in order. Don’t stress if life gets in the way. The phases build on each other: a well-prepared home leads to better photos, better photos lead to more showings, and more showings lead to stronger offers. Complete the checkbox tasks as you go, and note the ‘Pro Tip’ callouts for insider guidance specific to the Tea, Huron and Miller, SD area markets.

 

PHASE 2 · DAYS 31–60

Price, Position & Photograph

Weeks 5–8 | Pricing strategy, professional photography, and listing prep

 

WEEK 5

Develop Your Pricing Strategy

Focus: Price it right the first time — it matters more than most sellers realize.

The first two weeks on market are when your listing gets the most attention. Buyers and agents are watching for new listings constantly. If you’re overpriced from day one, you’ll lose that window and a price reduction later signals desperation to savvy buyers.

Review recently sold comparable homes (comps) in the area with your agent— ideally within the last 90 days and within a half-mile. Look at price per square foot, days on market, and list-to-sale ratios. Aim to price at market value or just slightly below to drive early traffic.

■ Pull at least 4–7 closed comps from the last 90 days

■ Calculate your price per square foot vs. recent comparable sales

■ Decide between pricing at market value or slightly below to invite offers

■ Understand your ‘walk away’ number before negotiations begin

■ Check current buyer demand and inventory levels in your price range

 

WEEK 6

Schedule & Prepare for Photography

Focus: Your photos are your listing’s first showing — make them count.

Over 90% of buyers start their home search online. Your listing photos are your first impression — and often the deciding factor in whether someone schedules a showing at all.

Before the photographer arrives: open all blinds, turn on all lights, remove cars from the driveway, and do a final sweep for personal items. Shoot on a sunny morning when natural light is best.

■ We aim for 25–40 edited photos highlighting your property

■ Our agency adds complimentary video walkthrough and floor plans

■ Do a photo-prep walkthrough the evening before the shoot

■ Exterior: fresh mulch, no hoses or trash cans visible, cars moved

■ Drone/aerial shots will be scheduled if your lot or location warrants it

 

WEEK 7

Finalize Your Listing Details & Description

Focus: Every word and data point in your listing should earn its place.

Your listing description and MLS data fields are doing a lot of work before a buyer ever steps inside. Our team crafts descriptions that highlight the community feel, school district, proximity to amenities, and your home’s best features that consistently outperform generic ‘move-in ready’ copy.

Help us double-check the hard facts too — square footage, bedroom/bath count, garage spaces, lot size, and year built. Errors here cause headaches later.

■ Draft or review the listing description for accuracy and appeal

■ Confirm square footage, bed/bath count, garage, and lot size details

■ Decide on showing instructions (lockbox, appointment only, etc.)

■ Plan your open house strategy and dates

■ Confirm syndication to Zillow, Realtor.com, and Homes.com (we handle all this for you!)

 

WEEK 8

Pre-Market Buzz & Final Prep

Focus: Build anticipation before you’re officially active.

A ‘Coming Soon’ status can let your home get marketed to a wider network before it officially hits the market, creating early momentum and even pre-launch showing requests from motivated buyers.

This is also the week to handle final loose ends — complete disclosure documents, review your net sheet at your target price, and make sure you have a plan for pets and personal items during showings.

■ Explore Coming Soon or pre-market marketing options

■ Complete and review all required disclosure documents

■ Review an estimated net sheet at your expected list price

■ Make a plan for pets and valuables during showings

■ Confirm a system for receiving feedback after every showing

 

Now you’re ready for PHASE THREE!