How to Sell a House, Step by Step
Published by Cash Flow Deals · Last updated 2026-08-04 · Published and reviewed for compliance by Camilo Palacio, a Florida Licensed Realtor
Selling a house means listing it, or otherwise marketing it to buyers, pricing it against real comparable sales, and carrying it through inspection, appraisal, and closing until title transfers. A typical listed home takes 55 to 70 days start to finish. Sellers who want to skip showings and repair negotiations can also work with a company like Cash Flow Deals, which locks a net price before repairs are scoped.
| Factor | Traditional Route | Cash Flow Deals |
|---|---|---|
| Timeline | 55 to 70 days on average, from prep to closing | Net price locked upfront; closing follows the buyer's own financing timeline |
| How the price is set | Priced against comps, then subject to negotiation and appraisal | Net price locked before repairs are scoped |
| Commission | Negotiated directly with agents since the 2024 NAR settlement, no longer posted on the MLS | Paid as a separate line item on the closing statement, not a markup on price |
The Real Steps to Selling a House
Selling starts well before a listing goes live. Most sellers spend 2 to 4 weeks on prep: decluttering, handling required disclosures, and deciding which repairs are worth making before buyers walk through. From there, a typical home spends a median of about 54 days on the market before going under contract, though the current national average runs closer to 66 days. Once under contract, inspection, appraisal, and underwriting add another 4 to 6 weeks before closing. Add it up and a listed home typically takes somewhere between 55 and 70 days from the first prep step to the closing table.
Pricing Is the Step Most Sellers Get Wrong
Mispricing is the most common reason a listing stalls. Pricing against recent comparable sales, not a renovation budget or an automated online estimate, is what actually predicts how fast a home moves. Homes priced at or below their comps tend to go under contract noticeably faster, while homes that get overpriced and later need a price cut can sit on the market considerably longer, and a price cut itself can signal to buyers that something is wrong with the home, which slows things down further instead of speeding them up.
What a Real Estate Commission Costs in 2026
Commission is negotiated, not fixed. The Sitzer/Burnett settlement's practice changes took effect on August 17, 2024, and since then, offers of buyer-agent compensation can no longer be posted on the MLS, and buyers must sign a written agreement with their agent before touring a home. That means there is no single mandated commission percentage anymore; sellers negotiate directly with their listing agent, and buyers negotiate directly with theirs. As a reference point, average total commission has recently run around 5.70% of the sale price nationally, split close to evenly between the two sides, but that number is a market average, not a rule.
Selling Without a Traditional Listing
Not every seller wants showings, staging, and weeks of uncertainty. An alternative is connecting directly with a real buyer whose own FHA or conventional lender funds the purchase, without ever putting the home through a full open-market listing cycle. Cash Flow Deals works this way: title transfers once, directly from seller to buyer, through novation, and Cash Flow Deals is paid as a separate line item on the closing statement rather than a markup baked into the price. The seller's net price gets locked before repairs are scoped, which removes the negotiation risk that normally shows up after inspection.
Common questions
How long does it really take to sell a house in 2026?
The national median is about 54 days on market before going under contract, with the current average closer to 66 days. Add another 4 to 6 weeks to close, and total time from prep to closing typically runs 55 to 70 days.
Do I have to pay a buyer's agent commission?
Not automatically. Since the NAR Sitzer/Burnett settlement took effect on August 17, 2024, buyer-agent compensation is negotiated directly instead of posted on the MLS, so it varies by agent and market.
What's the fastest way to sell without a full traditional listing?
Connecting directly with a buyer whose own lender funds the purchase, without a full listing and showing cycle, is one option. Cash Flow Deals' network works this way and locks a net price before repairs are scoped.
Does pricing above market value give me room to negotiate down later?
Usually it backfires. Overpriced homes sit longer, often need a price cut anyway, and the cut itself can make buyers assume something is wrong with the home.
Keep reading
What this means for your options
Every path to selling a house has real tradeoffs. Cash Flow Deals is built for the middle: faster than a traditional listing, more money than a cash investor.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.