There is SO much information out there for first-time homebuyers.
How to get pre-approved.
How to make an offer.
What happens at inspection.
What to bring to closing.
But what about the first time you SELL a house?
Suddenly everyone assumes you know what you're doing.
Meanwhile you're sitting there thinking:
Wait. Do I pack first? Do I call a Realtor first? Do I fix the bathroom? How much is this going to cost? WHEN AM I SUPPOSED TO BUY MY NEXT HOUSE?!
Hi.
This one is for you.
If you're preparing to sell your first home in Western Massachusetts, here's the process I want you to understand before anything starts.
Step 1: Talk to a Realtor Before You Start Fixing Everything
Please don't spend $18,000 renovating your kitchen because TikTok told you buyers want white cabinets.
Call me first.
Seriously.
One of the first things I do with potential sellers is walk through the property and look at it through a buyer's eyes.
We'll discuss:
What should be repaired
What isn't worth spending money on
What should be packed away
Whether paint would help
What staging changes I'd recommend
Your potential timeline
What similar homes are selling for
Sometimes sellers discover they need to do much LESS than they expected.
I'd rather you keep your money when possible.
Step 2: Understand What Your Home Is Actually Worth
Your neighbor's house selling for $500K does not automatically mean your house is worth $500K.
I know.
Rude.
We need to compare your home with relevant recent sales and current competition.
That includes things like:
Location
Square footage
Bedrooms and bathrooms
Condition
Updates
Lot size
Garage
Basement
Current buyer demand
Recent comparable sales
This becomes your Comparative Market Analysis, or CMA.
And no, an automated online estimate isn't the same thing.
Step 3: Create Your Selling Timeline
This part is especially important if you're also buying another home.
We need to know:
Where are you going?
Do you need proceeds from this home to purchase your next one?
Could you buy first?
Do you need to sell first?
Is relocation involved?
Do you have a deadline?
Selling and buying simultaneously can absolutely be done.
But we're not winging it.
We're creating the plan before the For Sale sign goes into the yard.
Step 4: Prepare the House for Market
Once we know we're moving forward, it's preparation time.
That doesn't mean turning your home into something completely unrecognizable.
It means making it easy for buyers to see the house itself.
We'll focus on things like:
Decluttering
Deep cleaning
Small repairs
Furniture placement
Lighting
Curb appeal
Removing excess personal items
Staging important spaces
Buyers should walk in and think:
"I could live here."
Not:
"Wow, this person owns 47 decorative mugs."
Step 5: Professional Marketing Begins
Your home shouldn't just appear online.
It should launch.
There is a difference.
Your first few days on the market are incredibly important because that's when the newest listing gets the attention of buyers already waiting for a home like yours.
Professional marketing may include:
Professional photography
Video
Social media content
MLS exposure
Email marketing
Buyer agent outreach
Online advertising
Open houses when appropriate
Your photos are often the first showing.
If the internet doesn't make someone want to walk through your front door, we've already lost an opportunity.
Step 6: Your Home Goes Live
And this is when sellers usually start refreshing their phones every four minutes.
Don't do that to yourself. 😂
Showings begin.
Buyers start responding.
We collect feedback.
We watch activity.
And I communicate with you about what we're seeing.
A correctly priced, well-marketed home can generate significant interest quickly, but every property and price point behaves differently.
In the May through July 2026 period, median days on market were only about 20 to 22 days in several Hampden County communities, including Westfield, Springfield, Agawam and Holyoke.
That doesn't guarantee your house sells in three weeks.
It gives us useful context when building your strategy.
Step 7: We Review Offers
Getting an offer is exciting.
But please don't look only at the number at the top.
The highest offer isn't automatically the best offer.
We'll evaluate things like:
Purchase price
Financing
Down payment
Deposit
Inspection terms
Appraisal considerations
Closing date
Seller concessions
Other contingencies
My job is to explain exactly what each offer means for you.
Then you make the decision.
It's your house.
It's your money.
It's your sale.
Step 8: Inspection Happens
Yes.
The buyer may have a home inspection.
And yes.
They are going to find things.
Even if you've taken incredible care of your home.
Even if everything works.
Even if your house is gorgeous.
Inspectors inspect.
That's literally the assignment.
The report can sound scary because it documents the home in extreme detail.
That doesn't mean every item becomes a negotiation.
We'll review any buyer request, discuss what is reasonable and respond strategically.
Step 9: Appraisal and Financing Move Forward
If the buyer is obtaining a mortgage, their lender will typically order an appraisal.
This is separate from the inspection.
The inspection primarily helps the buyer understand the condition of the property.
The appraisal helps the lender evaluate the property's value for financing purposes.
Meanwhile, the buyer's financing continues moving toward approval.
This is the boring part of the transaction.
Boring is GOOD.
We like boring.
Step 10: Massachusetts Has Some Seller-Specific Closing Items
This is one reason selling a house isn't quite as simple as handing someone the keys.
Depending on your property and transaction, seller closing preparation may involve items such as:
Your attorney
Mortgage payoff
Municipal lien certificate
Tax and utility adjustments
Smoke and carbon monoxide compliance
Deed preparation
Recording-related costs
Title V documentation when applicable
Massachusetts closing guidance identifies these among the items that can be part of the seller's closing process.
You do not need to memorize this.
That's why you have professionals coordinating the transaction.
What If My Western MA Home Has Septic?
Welcome to New England. 😂
Plenty of properties throughout Western Massachusetts use private septic systems instead of municipal sewer.
Massachusetts Title 5 generally requires a septic system inspection when a property is sold, subject to specific exceptions. The inspection must be completed by an approved system inspector, and the buyer receives a copy of the report.
For most systems, an inspection performed for a sale is generally valid for two years, or three years in certain circumstances involving annual pumping records.
If your home has septic, we'll identify that EARLY.
Not three days before closing when everyone suddenly loses their mind.
Step 11: Final Walkthrough and Closing
You're almost there.
Before closing, the buyer typically completes a final walkthrough to confirm the property's expected condition.
Your attorney and the closing professionals handle the legal documents and financial side.
And then...
You sign.
The deed transfers.
The transaction records.
And your first home officially becomes somebody else's home.
Which can be exciting, emotional and honestly a little weird.
That's normal.
How Much Does It Cost to Sell a House in Massachusetts?
Seller costs vary by transaction.
Possible expenses can include:
Real estate compensation
Attorney fees
Mortgage payoff
Transfer-related costs
Smoke/CO compliance
Septic inspection when applicable
Repairs or negotiated credits
Moving costs
Tax or utility adjustments
Before listing, I want you to have an estimated net sheet so you understand what the sale may look like financially.
Knowing the potential sale price isn't enough.
You need to know what you may actually WALK AWAY with.
How Long Does It Take to Sell a Home in Western Massachusetts?
There are two different timelines to consider:
Time on market and time under contract.
Recent May through July 2026 data showed median market times around 21 days in Westfield and Agawam and 22 days in Springfield and Holyoke.
Once an offer is accepted, the transaction still needs to move through inspection, financing, appraisal, title and closing.
Your actual timeline will depend on your buyer, contract and property.
Frequently Asked Questions for First-Time Home Sellers
What should I do first if I want to sell my house?
Call a Realtor before making major repairs or renovations. A walkthrough and market analysis can help determine which improvements are worthwhile and what your home may sell for.
Do I need an attorney to sell a house in Massachusetts?
Massachusetts real estate transactions commonly involve attorneys, particularly for title, deed and closing work. Your Realtor can help coordinate with your attorney throughout the transaction.
Do I have to fix everything after the home inspection?
No. An inspection report does not automatically obligate a seller to repair every item identified. The buyer may make requests depending on the contract, and those requests can be reviewed and negotiated.
What happens if I'm selling and buying at the same time?
We create the strategy before listing. Options depend on your finances, sale proceeds, financing and current market conditions, and may include coordinating closings or structuring appropriate contingencies.
When should I start packing?
Earlier than you think.
Decluttering is part of preparing your home for market, so packing items you don't regularly use can actually help with both staging and your eventual move.
Selling Your First Home Is a Big Deal
I think first-time sellers deserve the same amount of education and support that first-time buyers get.
Because this may be the first time you've negotiated hundreds of thousands of dollars.
The first time strangers are walking through your home.
The first inspection report you've received as a seller.
The first time you've wondered whether to accept an offer.
And sometimes you're doing all of that while trying to figure out where YOU'RE going next.
You shouldn't be expected to know how this works.
That's my job.
If you're considering selling your first home in Westfield, Springfield, Southwick, Agawam, Feeding Hills, Holyoke, Northampton, Wilbraham, Westhampton, Sturbridge or the surrounding Western and Central Massachusetts communities, let's start with a conversation.
You don't have to be ready to put a sign in the yard.
You just have to be ready to know your options.
About Angie Schermerhorn
Angie Schermerhorn is a REALTOR® serving Western Massachusetts, Central Massachusetts and northern Connecticut. Licensed in Massachusetts and Connecticut, she is a member of the Stephanie Salerno Team at Coldwell Banker Realty.
Angie specializes in first-time homebuyers, first-time home sellers, relocation and helping clients navigate major life transitions through real estate with clear communication and a relationship-first approach.
