Alaska process · seller view

The Alaska Home-Selling Process: Your Step-by-Step Checklist

This is your plain-English guide to selling a home in Alaska, from picking a listing agent through signing at the title company.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

This is the listing-prep phase. You choose a listing agent, sign a written listing agreement, fill out Alaska's property condition disclosure, and get your home ready to hit the market.

  1. Interview a few listing agents

    YouBefore you sign any paperwork

    Talk to two or three Alaska real estate licensees before you pick one. Ask about their recent sales in your area, their marketing plan, their suggested list price, and their commission rate. You are hiring someone to handle the biggest sale of your year, so do not just pick the first person who calls you.

    Cost: $0

  2. Sign a written listing agreement

    Your agentWhen you have chosen your agent

    Once you choose an agent, you will sign a listing agreement with their brokerage. The contract spells out the list price, how long the home will be listed, the commission, and what happens if you cancel. Read it line by line before you sign — a listing agreement is a binding contract under Alaska law.

    You'll need

    • Photo ID
    • Property tax bill
    • Mortgage payoff estimate

    Cost: $0 upfront (commission paid at closing)

  3. Get and read the Alaska consumer agency pamphlet

    Your agentAt or before your first substantial conversation about the sale

    Your agent is required to hand you the Alaska Real Estate Commission's consumer pamphlet, 'What Buyers and Sellers Need to Know About Real Estate Agency Relationships in Alaska,' at or before your first substantial conversation about selling. It explains the difference between single agency, neutral licensee, and designated dual agency so you understand who is actually working for you.

    Cost: $0

  4. Fill out the Alaska property condition disclosure

    YouBefore or at the time you sign a purchase agreement

    Alaska Statute AS 34.70.010 requires you, the seller, to fill out and sign a written property condition disclosure for almost all residential sales. You list what you know about the roof, foundation, plumbing, electrical, water, septic, and any past damage. Be honest — failing to disclose a known material defect can expose you to civil liability under AS 34.70.060.

    You'll need

    • Records of past repairs
    • Building permits
    • Insurance claim history

    Cost: $0

  5. Gather your property records

    YouBefore listing

    Pull together everything a buyer or title company is likely to ask for: your most recent mortgage statement, property tax bill, homeowners insurance policy, repair receipts, appliance manuals, and any building permits. If you are in a condo or planned community, request your association's resale documents now — they often take a week or two to produce.

    You'll need

    • Mortgage statement
    • Property tax bill
    • Homeowners insurance policy
    • Repair receipts
    • Building permits

    Cost: $0

  6. Set the list price and prep the home

    Your agent1-3 weeks before going live

    Your agent will run a comparative market analysis using recent local sales — Anchorage, the Mat-Su Borough, Fairbanks, the Kenai Peninsula, and Juneau each behave very differently. Then clean, declutter, make small repairs, and stage if it fits the home. The goal is a home that photographs well and shows well from the first weekend on the MLS.

    Cost: $0-3,000 typical for prep

Phase 2 of 7 · typically Days to a few weeks

Offer

Buyers start submitting written offers. You compare price, financing strength, and contingencies, decide whether to cover any buyer-side compensation, then negotiate and accept the one that works best.

  1. Review each written offer carefully

    Your agentWhen an offer is submitted

    Alaska does not have a single mandatory state purchase contract — most offers come on the Alaska Association of REALTORS residential purchase and sale form or a similar brokerage form. Read the price, closing date, earnest money amount, financing terms, contingencies, and any seller concessions before you respond. Your agent should walk you through every line.

    You'll need

    • Purchase agreement
    • Buyer's pre-approval letter or proof of funds

    Cost: $0

  2. Check that the buyer can actually close

    Your agentWhile reviewing each offer

    A high offer is only useful if the buyer can fund it. Ask for a current pre-approval letter from a real lender, or proof of funds if it is a cash offer. Pay attention to the loan type, down payment, and whether the buyer's financing depends on selling another home first.

    You'll need

    • Pre-approval letter
    • Proof of funds (for cash offers)

    Cost: $0

  3. Decide if you will pay the buyer's broker

    Your agentWhile negotiating the offer

    After the August 2024 NAR settlement, the buyer's broker fee can no longer be advertised on the MLS. The buyer's broker is paid through the buyer's own written agreement, but you can still agree to cover some or all of that fee as a seller concession written into the purchase agreement. Talk through the trade-offs with your agent before responding.

    Cost: Negotiable (often 2-3% of price if offered)

  4. Negotiate the terms and accept an offer

    Your agentDays from receiving the offer

    You can accept, reject, or counter any offer. Counters can move price, closing date, repairs, concessions, or contingencies. Once both sides sign the same version of the contract and the buyer delivers earnest money to escrow, you are under contract and every contract deadline starts ticking.

    You'll need

    • Signed purchase agreement
    • Earnest money receipt

    Cost: $0

Phase 3 of 7 · typically 30-60 days

Under Contract

The deal is signed. You deliver required disclosures, open escrow with a title company, and track every contract deadline so the sale stays on schedule.

  1. Deliver your signed seller disclosure to the buyer

    Your agentAt or before contract execution

    Under AS 34.70.010, your signed property condition disclosure must reach the buyer before or at the time the purchase agreement is executed. If the buyer does not receive the disclosure on time, they may have a right to rescind under AS 34.70.040. Have your agent or escrow officer track delivery in writing so you have a paper trail.

    You'll need

    • Signed property condition disclosure

    Cost: $0

  2. Deliver the federal lead-based paint disclosure if your home was built before 1978

    YouBefore the buyer is obligated under the contract

    If the home was built before 1978, federal law (24 CFR Part 35 and 40 CFR Part 745) requires you to disclose any known lead-based paint, hand over any reports you have, and give the buyer the EPA pamphlet 'Protect Your Family From Lead in Your Home.' The buyer also gets a 10-day window to test for lead unless they waive it in writing. Alaska has no extra state rule on top of this.

    You'll need

    • Federal lead-based paint disclosure form
    • EPA lead pamphlet
    • Any prior lead reports

    Cost: $0

  3. Deliver the condo or HOA resale package if your property is in a common interest community

    YouAs soon as possible after going under contract

    If your property is a condo, townhouse, or part of a planned community covered by the Alaska Common Interest Ownership Act (AS 34.08), you must deliver a resale certificate that includes the declaration, bylaws, rules, recent financials, and a statement of any unpaid assessments. Under AS 34.08, the buyer has five days from receiving the complete package to rescind the contract without penalty.

    You'll need

    • Resale certificate
    • HOA declaration and bylaws
    • Recent HOA financials
    • Statement of unpaid assessments

    Cost: $100-300 typical association fee

  4. Open escrow at a licensed Alaska title company

    Escrow / titleWithin a few days of going under contract

    Alaska residential closings are almost always handled by a licensed title and escrow company rather than an attorney. Your agent or the buyer's agent will open escrow, send in the signed contract and earnest money, and the title company will start a title search and order a preliminary title commitment. Complex transactions — like ANCSA land or estate sales — may also need a real estate attorney.

    You'll need

    • Signed purchase agreement
    • Earnest money

    Cost: $0 upfront (title and escrow fees paid at closing)

  5. Track every contract deadline

    Your agentThroughout the under-contract period

    Your purchase agreement is full of dates — inspection period, financing contingency, appraisal contingency, association document review window, and the closing date. Missing a deadline can let the other side back out or change terms. Ask your agent to build a shared timeline so nothing slips through the cracks.

    Cost: $0

Phase 4 of 7 · typically 7-17 days

Inspection

The buyer hires inspectors and may come back asking for repairs, credits, or a price reduction. You decide what you will fix, credit, or refuse.

  1. Get the home ready for the buyer's inspection

    YouThe day before the scheduled inspection

    Make sure the inspector can reach the attic, crawlspace, electrical panel, water heater, furnace or boiler, and every room. Replace burned-out bulbs, clear access to mechanical equipment, and keep pets out of the home for the day. A clean, accessible home tends to read as a well-maintained home.

    Cost: $0

  2. Review the buyer's inspection report and request list

    Your agentWithin the inspection period, often 7-17 days from acceptance

    After the inspection, the buyer will usually deliver a written report along with a list of items they want fixed, credited, or otherwise addressed. Read the report carefully with your agent and separate true safety or material defects from cosmetic wish-list items before you respond.

    You'll need

    • Inspection report
    • Buyer's repair request

    Cost: $0

  3. Respond to the buyer's repair or credit request

    Your agentBefore the inspection contingency deadline

    You can agree to make repairs, offer a credit at closing, drop the price, or refuse and let the buyer decide whether to walk. Once you and the buyer sign an inspection response addendum, those terms become part of the contract. Get every agreement in writing — verbal promises will not hold up in escrow.

    You'll need

    • Signed inspection response addendum

    Cost: Varies

  4. Address any Alaska-specific hazard findings

    YouDuring the inspection period

    Inspections in Alaska sometimes flag issues you will not see in the Lower 48: permafrost-related foundation movement on interior properties, seismic-related cracking in Southcentral, prior volcanic ash damage to HVAC systems, or no year-round road access on bush properties. If any of these come up and you knew about them, AS 34.70.010 already obligates you to disclose. Work with your agent on a written response that fits the finding.

    You'll need

    • Updated seller disclosure
    • Engineer or specialist reports if obtained

    Cost: Varies

Phase 5 of 7 · typically 1-3 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finishes underwriting. Your job is to keep the home accessible and respond if the appraisal comes in low or the lender asks for fixes or documents.

  1. Prepare for the appraisal visit

    YouWithin the financing contingency window

    The buyer's lender will order an independent appraisal to confirm the home is worth at least the contract price. Treat appraisal day like a mini-showing: clean home, clear access to every room, and a short list of recent improvements and comparable sales for the appraiser. The appraiser is hired by the lender, not the buyer, so do not try to lobby — just make their job easy.

    You'll need

    • List of recent improvements
    • Permits for improvements

    Cost: $0 (buyer pays the appraisal fee)

  2. Decide what to do if the appraisal comes in low

    Your agentWithin a few days of receiving the appraisal

    If the appraisal lands below the contract price, the buyer's lender usually will not lend on the higher number. You typically have four options: lower the price to the appraised value, meet the buyer somewhere in between, have the buyer bring extra cash to closing, or let the deal fall through. Talk through the trade-offs with your agent before you respond.

    You'll need

    • Appraisal report
    • Signed amendment if you agree to a change

    Cost: Varies

  3. Cooperate with any lender-required repairs or documents

    YouBetween appraisal and closing

    Some loans — especially FHA, VA, and USDA — require specific safety or condition items (peeling paint, missing handrails, working heat) to be fixed before closing. If the lender asks for documents from your side, like a roof certificate or a well or septic inspection, get them to the title company quickly. Slow responses are the most common reason closings drift past the contract date.

    You'll need

    • Lender-requested documents
    • Inspection or certification reports

    Cost: Varies

Phase 6 of 7 · typically 5-10 days

Pre-Closing

All the major contingencies are cleared. Now you review the settlement statement, plan your move-out, and handle any special tax or withholding rules that apply to your situation.

  1. Review the settlement statement with your title officer

    Escrow / titleA few days before closing

    The title company will prepare a settlement statement (often a Closing Disclosure or ALTA settlement statement) listing your sale price, loan payoff, commissions, prorated property taxes, and net proceeds. Alaska has no state real estate transfer tax and no state sales tax, so your line items are usually shorter than in many other states. Ask about every charge you do not understand before signing day.

    You'll need

    • Mortgage payoff statement
    • HOA payoff or estoppel

    Cost: Title and escrow fees vary by company and price

  2. Cooperate with the buyer's final walkthrough

    Your agent24-72 hours before closing

    Most contracts let the buyer walk the home shortly before closing to confirm it is in the agreed condition, that any promised repairs are done, and that nothing meant to stay has been removed. Have utilities on, agreed repairs complete with receipts available, and any included appliances in place.

    You'll need

    • Receipts for completed repairs

    Cost: $0

  3. Handle FIRPTA withholding if you are a foreign seller

    Escrow / titleBefore closing

    Under 26 U.S.C. §1445 (FIRPTA), if you are a non-U.S. person the buyer must withhold a portion of the gross sales price and send it to the IRS at closing — typically 15%, with a reduced 10% rate for certain homes between $300,001 and $999,999 used as the buyer's residence. Alaska's lack of a state income tax does not change this federal rule. If this might apply to you, talk to a tax professional well before closing so the right forms and any withholding certificate application are ready.

    You'll need

    • IRS Form 8288 / 8288-A
    • Withholding certificate application if applicable
    • Tax ID information

    Cost: 10-15% of sale price withheld (if applicable)

  4. Pack, schedule movers, and prepare to hand over the home

    You1-2 weeks before closing

    Confirm the exact possession date in the contract — it might be at closing, the same day, or a few days after. Cancel or transfer utilities effective on the possession date, forward your mail, and gather every key, garage remote, mailbox key, and gate fob. Leaving the appliance and HVAC manuals on the counter for the new owners is a small kindness that tends to be remembered.

    You'll need

    • Change-of-address form
    • Utility account info

    Cost: Moving costs vary

Phase 7 of 7 · typically 1-2 days

Closing

You sign the deed and closing paperwork at the title company, hand over the keys, and the title company wires you the net proceeds. After closing, you handle any federal tax reporting tied to the sale.

  1. Sign the deed and closing documents at the title company

    Escrow / titleOn the agreed closing date

    In Alaska, residential closings are usually held at a licensed title and escrow company office — attorneys are not required for standard sales. You will sign the deed transferring title to the buyer, the settlement statement, any seller affidavits, and tax-related forms like the IRS 1099-S. Bring a current government-issued photo ID and any documents the title officer asked you to bring.

    You'll need

    • Government-issued photo ID
    • Wiring instructions for net proceeds
    • Any HOA or warranty transfer documents

    Cost: $0 (fees taken from your proceeds)

  2. Deliver keys and possession to the buyer

    Your agentOn the contract's possession date

    Once the deed is recorded and funds are disbursed, the home is no longer yours. Hand over every key, garage remote, mailbox key, gate fob, and any alarm codes — usually through your agent or the title company. Confirm the exact moment possession transfers, because that is when the buyer's homeowners insurance starts and yours can end.

    You'll need

    • All keys, remotes, and access codes

    Cost: $0

  3. Confirm receipt of your net sale proceeds

    Escrow / titleSame day or 1-2 days after closing

    After recording, the title company will disburse your net proceeds — usually by wire to the account you provided. Double-check that any wiring instructions came directly from the title company (and only the title company) before you send or accept any wire information. Wire fraud is one of the most common scams in real estate, and the only safe verification is a phone call to a number you already knew.

    You'll need

    • Final settlement statement
    • Wire confirmation

    Cost: $0

  4. Report the sale on your federal taxes

    OtherBy the federal tax filing deadline for the year of sale

    Alaska has no state income tax, so there is no Alaska state return to file on the capital gain. You still report the sale on your federal return — usually via IRS Form 8949 and Schedule D — and you may qualify for the IRC §121 primary-residence exclusion ($250,000 single, $500,000 married filing jointly) if you owned and lived in the home for at least two of the last five years. Talk to a tax pro if you have any doubt about how to report it.

    You'll need

    • Final settlement statement
    • Records of capital improvements
    • Original purchase documents

    Cost: $200-600 typical tax prep

Sources

  1. [1] NAR Settlement FAQs — MLS Compensation Rule Changes
  2. [2] Alaska Statutes AS 08.88 — Professional Practice Standards
  3. [3] Alaska Statutes AS 43 — Alaska Tax Laws
  4. [4] Alaska Statutes AS 34.70.010 — Seller Disclosure
  5. [5] IRS — FIRPTA Withholding
  6. [6] Alaska Statutes AS 34.70.010 — Seller Disclosure Statement
  7. [7] Alaska Statutes AS 34.70.010 — Seller Disclosure
  8. [8] Alaska Statutes AS 34.08 — Alaska Common Interest Ownership Act
  9. [9] Alaska Statutes AS 34.08 — ACIOA Resale Certificate Requirements
  10. [10] Alaska Statutes AS 34.70.040 — Buyer's Right of Rescission
  11. [11] Alaska Statutes AS 08.88 — Licensee Obligations in Contract Preparation
  12. [12] Alaska Statutes AS 08.88.396 — Disclosure of Brokerage Relationship
  13. [13] 12 AAC 64.660 — Consumer Pamphlet Delivery
  14. [14] EPA — Real Estate Disclosure: Lead-Based Paint
  15. [15] Alaska Statutes AS 08.88 — Licensee Conduct at Closing
  16. [16] Alaska Real Estate Commission — Closing Practice Guidance

Last updated May 15, 2026