Updated on March 17, 2020
Now is a good time to be selling a house in Kentucky! According to Zillow Research, property values in the Bluegrass State rose 5.00% in 2019, and are projected to rise a further 3.98% over the next year.
Of course, even the best Kentucky properties will struggle to sell if you don’t price the home properly, do a poor job of marketing it, or don’t know how to handle the negotiations.
Read on to learn the eight steps to successfully selling your home in Kentucky!
1. Finding a Kentucky realtor
Selling a home isn’t easy. It’s a high-stakes, complex transaction and requires a considerable amount of time and expertise to get a good outcome. If you’re looking to sell your Kentucky home for the best price — and minimize stress along the way — you need to find a top-rated real estate agent in your area.
The best Kentucky listing agents know exactly what local buyers want and how to reach them. They’ll offer expert advice, guidance, and support every step of the way, from the initial listing all the way through closing.
In fact, sellers who work with real estate agents net 33% more, on average, than those who list on their own. For a $144,407 home — the median home value in Kentucky, according to Zillow — that’s a premium of $47,654. In other words, hiring an agent is well worth the investment.
2. Deciding when to sell
No two real estate markets are quite the same, and it’s in your best interest to understand what your unique market is doing — and what it might do —when selling your Kentucky home.
Home sale prices can fluctuate based on a number of factors, including the job market, change of seasons, local legislative changes, and economic outlook.
Unless you’re desperate to sell quickly, you may want to time the market to your advantage to get the best price for your home.
Best time to sell a house across the U.S.
Source: 2019 Redfin Data Center
Best time to sell a house in Kentucky
|Best Month to Sell for Speed in Kentucky||June||22 days on market||11 days faster than average|
|Best Month to Sell for Price in Kentucky||July||$195,000 median sale price||8% more than average|
Historically, the spring is a popular time for Kentucky homeowners to sell. The cold winter weather vanishes and more buyers are actively looking to move. However, this could also mean more competition on the market as other homeowners are looking to sell.
If you're shooting for the fastest sale possible, listing in June is your best option. Homes listed in this month spend 22 days on market — significantly quicker than the Kentucky average of 33 days on market.
To get the highest sales price, put your house on the market in June. The median sale price of homes listed then is $195,000, which is around $13,800 more than average.
Learn More: The Best Time to Sell a Home in Kentucky
3. Pricing your home
Pricing your home correctly can be the determining factor on how long your home stays on the market. While you want to price it attractively to gain interest, you also don’t want to undercut yourself and lose out on a fair profit.
It’s essential to do a Comparative Market Analysis (CMA) that examines your current market conditions and what similar homes in your area are selling for. You can use this data to help you price your home appropriately to get a balance of interested buyers and maximum profit.
Clever Partner Agents provide this service for free to take the time and guesswork out of the process for you.
4. Preparing, marketing, and showing your home
Before you list your home, you’ll need to do a few things to get it ready to show prospective buyers.
Give your home a good deep cleaning to make it sparkle and look like you’ve taken good care of it. Stage your home to make rooms and closets appear larger and inviting.
Most homeowners will need to make a few repairs or improvements to get their homes sell-ready. Fresh paint, new appliances, new carpeting, fixing holes in the wall or broken light fixtures, and adding curb appeal can make a strong first impression on buyers without spending a fortune.
Learn More: The Best Paint Colors For Selling A House
Marketing your home the right way is critical in attracting buyers. Your photos can be the deciding factor as to whether or not buyers schedule a showing, so it’s worth the extra money to get professional photos that highlight your home’s best features.
You’ll also need a standout listing description that will make buyers want to learn more. You should mention your home’s shining features, like an efficient heating system to withstand cold Kentucky winters or an attic fan to combat the humid summer temperature. Your listing should place buyers in the picture of what it’s like to own your home. The more attractive you can make it, the more likely they are to reach out for a showing.
Also, take advantage of online listing sites, social media, Realtor websites, and your local MLS directory to maximize your visibility.
Once you list your home, make a valiant effort to keep your home in show-ready condition. Buyers may contact you at a moment’s notice to tour your home and you’ll want to accommodate them as best as possible.
Consider adding a lockbox that will let agents show your home rather than requesting appointments. You’ll usually end up with more showings this way, which means more opportunities to connect with the right buyer.
You may also want to schedule an open house that will allow multiple buyers to view your home at once. This can be an effective way of collecting leads and generating interest if you’re prepared. Your Clever Partner Agent offers open houses as part of their service to remove much of the responsibility from you.
5. Fielding offers and negotiations
Getting an offer is a reason to celebrate, but the process is far from over. As the seller, you have a right to counteroffer if the buyer’s offer doesn’t meet your expectations. The negotiation process can be tedious, especially if you don’t want to scare off the buyer altogether.
This is one step where having an agent on your side can make all the difference. They negotiate on your behalf and can help you tailor your counteroffer to be reasonable and attractive.
Once you accept an offer, your agent can walk you through the real estate purchase agreement that will officially place your home under contract and bring you closer to the final phase.
Learn More: Real Estate Counter Offer Etiquette
6. Appraisal and inspections
Kentucky home buyers will be responsible for scheduling a home inspection and, in some cases, a home appraisal. The results of these two activities may allow them to get out of their contract if there are contingencies in their agreement.
The buyer may continue negotiations based on the appraisal value or the inspection’s findings. They might ask for a price adjustment or repairs to the home, and sellers must decide whether to satisfy these demands.
Sellers are required to make repairs if there are code violations, safety issues, or structural defects. Other repairs can be negotiated with the buyer. However, keep in mind that if a buyer declines to move forward with the purchase if you’re not willing to make repairs, it could be a warning to other buyers.
7. Paperwork and required Kentucky disclosures
By law, Kentucky homeowners are required to disclose certain information about their home prior to the closing date. Sellers must use the standard four-page legal form that includes the following:
- House systems (e.g. HVAC, etc.)
- Foundation, Structure, Basement
- Roof (e.g. leaks or problem areas)
- Land/Drainage (e.g. flood zones on the property)
- Boundaries (e.g. any known easements on the property)
- Sewer System
- Homeowner’s Association
- Miscellaneous (e.g. health hazards like asbestos, etc.)
At the end of the form, there’s a catch-all question that asks if the homeowner is aware of anything else not listed in the form. Homeowners must disclose all that they know of, but you are not obligated to seek out your own home inspection to uncover other issues.
In addition to disclosures, there's a lot of paperwork that goes into selling a house. While it's good to be familiar with all the documents you might need to close on your home, always consult your agent or attorney before signing or filing paperwork. A licensed professional should walk you through all the paperwork and ensure you have everything you need for your situation.
Learn More: Disclosure Requirements in Kentucky
8. The closing process
The closing date is usually ~30 days after your home goes under contract, but the actual time may vary. Prior to the closing date, the closing attorney will do a title search for the home and draft the necessary documents for the transaction. You will also need to provide the attorney with a set of keys to the home.
On the date of closing, the attorney will walk you through the documents you’ll need to sign. The attorney will have a check ready for you and will pay all parties involved. There’s not much involvement on the seller’s side, so you can relax knowing your home is sold and you’re ready to move on to your next journey.
Learn More: How Much Are Seller Closing Costs in Kentucky
Next steps: Sell your Kentucky home and save thousands
Whether you’re looking to list your Kentucky home immediately or 6-12 months from now, it’s never too early to start looking for an agent, getting advice, and making a plan.
Clever is here to help guide you through the home selling process — and save money along the way! In fact, homeowners who list with us save an average of $9,000 on home selling costs.
Top ways to sell your home in Kentucky
- Discount real estate agents in Kentucky
- We Buy Houses for Cash companies in Kentucky
- Flat-fee MLS companies in Kentucky