Arkansas process · seller view

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

This checklist walks Arkansas home sellers through the full sale, from prepping the home to handing over the keys at closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Prepare your home, your paperwork, and your pricing so the listing hits the market strong.

Hire a listing agent and sign a listing agreement
YouBefore you list your home
Interview 2-3 listing agents and pick one who knows your neighborhood and price range. They'll handle pricing, marketing, showings, and negotiations for you. In Arkansas you'll sign a written listing agreement that spells out their fee, the listing term, and what services they'll provide.
You'll need
- Signed listing agreement
Cost: $0
Sign the brokerage relationship disclosure
Your agentAt your first real meeting with the agent
Before you talk price or strategy, your agent must give you a written brokerage disclosure under AREC Rule 10.3. It explains who they represent (you, a buyer, or both), what duties they owe you, and how dual agency works if it ever comes up. Read it carefully and ask questions before signing.
You'll need
- AREC brokerage disclosure form
Cost: $0
Set your asking price with a CMA
Your agentBefore listing
Your agent will pull a Comparative Market Analysis showing what similar homes near yours sold for in the last 3-6 months. Use that data — not what you paid or what you owe — to set a price that draws strong offers without sitting on the market.
You'll need
- CMA report
Cost: $0
Prep your home for sale
You1-3 weeks before listing
Declutter every room, deep clean, handle small repairs, and consider fresh paint in worn areas. Boost curb appeal with simple landscaping and exterior cleanup. Pro photos of a clean, staged home routinely net sellers more money than skipping these steps.
Cost: varies
Complete the Arkansas Property Disclosure (Form RES-1)
YouBefore going under contract
Fill out Form RES-1 — the Arkansas Residential Property Disclosure published by the Arkansas Realtors Association and built into the AREC standard contract. List anything you know about the roof, foundation, plumbing, electrical, water damage, past methamphetamine activity, or other material defects. Hiding known problems can lead to lawsuits after closing.
You'll need
- Form RES-1 (Arkansas Residential Property Disclosure)
Cost: $0
Complete federal lead-based paint disclosure if your home is pre-1978
YouBefore signing a purchase contract
If your home was built before 1978, federal law requires you to give the buyer the EPA pamphlet "Protect Your Family from Lead in Your Home" and disclose any known lead-based paint hazards. The buyer also gets a 10-day window to test for lead. Skipping this step is a federal violation, not just a paperwork issue.
You'll need
- EPA lead pamphlet
- Signed lead disclosure form
Cost: $0
List your home on the MLS
Your agentOnce prep work is done
Your agent will load your home onto the local MLS with photos, a description, and your price. After the NAR settlement that took effect August 2024, Arkansas MLSs no longer display any offer of compensation to the buyer's agent — that conversation now happens in the purchase contract instead.
Cost: $0

Phase 2 of 7 · typically 1-4 weeks after listing

Offer

Review incoming offers, compare your net proceeds, and lock in the strongest buyer with a signed contract.

Review each incoming offer with your agent
Your agentAs offers come in
Your agent should walk you through every offer in writing — not just the price, but the financing type, earnest money amount, closing date, contingencies, and any seller concessions the buyer is asking for. Don't focus only on top-line price; the terms can matter just as much.
You'll need
- All received offers
Cost: $0
Compare net proceeds, not just price
Your agentBefore accepting any offer
Have your agent run a net sheet for each offer that subtracts your mortgage payoff, commission, transfer tax, title fees, and any concessions you'd agree to. A lower offer with no concessions often nets more cash than a higher offer with $10,000 in buyer credits attached.
You'll need
- Seller net sheet per offer
Cost: $0
Decide whether to contribute to the buyer-agent's pay
Your agentWhile reviewing each offer
Since the NAR settlement, the seller no longer advertises pay to the buyer's agent through the MLS in Arkansas. The buyer's agent compensation is now negotiated inside the purchase contract — usually as a seller concession or a direct payment. Decide what (if anything) you're willing to contribute on a deal-by-deal basis based on your bottom line.
Cost: varies
Verify the buyer's financing or proof of funds
Your agentBefore accepting an offer
Ask for a recent pre-approval letter from the buyer's lender or proof of cash funds. A pre-approval is stronger than a pre-qualification because the lender has already reviewed pay stubs and credit. This step keeps you from accepting an offer from someone who can't actually close.
You'll need
- Buyer's pre-approval letter or proof of funds
Cost: $0
Negotiate and sign the AREC purchase agreement
Your agentOnce you've reached terms
Most Arkansas residential sales use the AREC standard Residential Purchase and Sale Agreement. Counter on price, closing date, repairs, or contingencies as needed. Once both sides sign, you're under contract and bound by every deadline in the document, so read it carefully before signing.
You'll need
- AREC Residential Purchase and Sale Agreement
Cost: $0

Phase 3 of 7 · typically First 1-2 weeks after acceptance

Under Contract

The deal is locked in but not done — open escrow, deliver earnest money, and stay on top of every deadline.

Confirm the buyer's earnest money was deposited on time
Escrow / titleWithin 3 business days of contract acceptance
The buyer's earnest money goes into the listing broker's trust account or to the title company. Under AREC Rule 10.7 the broker must deposit those funds within 3 business days of receipt. Ask your agent for written confirmation of the deposit so the file starts clean.
You'll need
- Earnest money receipt or deposit confirmation
Cost: $0
Open escrow with the title company
Escrow / titleRight after going under contract
Arkansas closings are usually run by a title company or closing attorney, not by the real estate agents. They order the title search, prepare the deed, and build the settlement statement. Your agent will send them the signed contract so the file can open.
You'll need
- Fully signed purchase contract
Cost: $0
Disclose any new material facts you learn about
YouAs soon as anything new comes up
If you discover something material after going under contract — a leak, an HOA assessment, a flood-zone designation, a mineral-rights issue, or anything else a reasonable buyer would want to know — tell your agent right away. Arkansas treats these as material facts under license law, and hiding them can void the sale or lead to a fraud claim later.
Cost: $0
Coordinate buyer access for inspections and the appraisal
YouThroughout the contract period
The buyer's agent, inspector, and appraiser will all need access at different points during escrow. Keep the home clean and easy to enter for every visit. Pets running loose, kids underfoot, or clutter on inspection day routinely cost sellers in repair negotiations.
Cost: $0
Track every contingency deadline
Your agentThroughout the contract period
Your contract has firm deadlines for inspection, financing, appraisal, and any other contingencies. Missing a date can give the buyer extra rights or even kill the deal. Ask your agent for a written timeline and check in at least once a week.
You'll need
- Written timeline of contract deadlines
Cost: $0

Phase 4 of 7 · typically 1-2 weeks

Inspection

The buyer inspects the home and you negotiate any repair requests, credits, or price changes.

Allow the buyer's general home inspection
InspectorUsually within 10-14 days of contract
The buyer will hire a home inspector to check the roof, foundation, plumbing, electrical, HVAC, and other major systems. The inspection usually takes 2-4 hours. You should leave the home so the buyer and inspector can talk freely about what they find.
Cost: $0
Allow the termite / wood-destroying organism inspection
InspectorDuring the inspection window
Arkansas has heavy termite pressure, and most lenders — including FHA and VA — require a clear termite report on the NPMA-33 form before closing. A licensed pest control operator performs the inspection, not the home inspector. The AREC standard contract typically includes a termite contingency clause.
You'll need
- NPMA-33 termite report
Cost: $0
Review the inspection report with your agent
Your agentAfter the inspection is delivered
Read the full inspection report and figure out what's a real safety or function issue versus normal wear-and-tear. Big-ticket items like roof, foundation, electrical, plumbing leaks, and HVAC usually drive the negotiation. Cosmetic notes typically don't.
You'll need
- Inspection report
Cost: $0
Respond to the buyer's repair requests
Your agentWithin the contract's response window
After the inspection, the buyer may ask you to fix items, give a credit at closing, or lower the price. You can agree, counter, or decline. If you decline major safety items, the buyer can usually walk and keep their earnest money — so think about each request strategically.
You'll need
- Repair amendment or response in writing
Cost: varies
Complete any agreed-upon repairs
YouBefore the final walkthrough
Whatever repairs you agreed to in writing, get them done by licensed pros where required and save the receipts and warranties. The buyer will check at the final walkthrough, and missing repairs can delay or break closing.
You'll need
- Receipts and warranties for completed repairs
Cost: varies
Address flood-zone questions if the home is in a FEMA flood area
YouWhenever the buyer asks or before closing
If your property sits in a FEMA Special Flood Hazard Area (Zone A or AE), the buyer's lender will require flood insurance, which can cost hundreds to thousands of dollars per year. Confirm the zone using the FEMA Flood Map Service Center and disclose it — Arkansas treats flood-zone status as a material fact under license law.
You'll need
- FEMA flood map printout
Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender appraises the home and finalizes the loan — your job is to keep things moving and respond if value comes in low.

Allow the buyer's appraiser access
LenderUsually within 2-3 weeks of contract
The buyer's lender orders an appraisal to confirm the home is worth the loan amount. The appraiser will measure the home, photograph each room, and grade the condition. Make sure the home is presentable so it doesn't get marked down for clutter or deferred maintenance.
Cost: $0
Provide comps and a list of upgrades to the appraiser
Your agentDay of appraisal
Give your agent a list of upgrades you've made (new roof, HVAC, kitchen, windows) with dates and rough costs. Your agent can hand the appraiser a packet of recent comparable sales that support your price. Appraisers won't always use it, but it helps when the data is on your side.
You'll need
- Upgrade list with dates
- Recent comparable sales packet
Cost: $0
Respond if the appraisal comes in low
Your agentWithin the appraisal contingency window
If the appraisal lands below the contract price, you have a few options: lower the price to the appraised value, meet the buyer in the middle, ask the buyer to bring extra cash to closing, or challenge the appraisal with better comps. The contract spells out the buyer's right to walk if you can't agree.
You'll need
- Appraisal report
- Counter or amendment in writing
Cost: varies
Stay in touch about the buyer's loan progress
Your agentThroughout escrow
Have your agent check in weekly with the buyer's lender to confirm underwriting is moving and there are no surprises. Loans falling apart late in escrow is one of the most common reasons Arkansas closings get delayed or canceled.
Cost: $0

Phase 6 of 7 · typically 1-2 weeks before closing

Pre-Closing

Finish repairs, gather documents, and get the home and the paperwork ready for the closing table.

Finish all agreed repairs and document them
YouA few days before closing
Complete every repair on the signed addendum. Take dated photos and keep receipts. Give copies to your agent so the buyer can verify the work at the walkthrough and there are no last-minute disputes.
You'll need
- Receipts
- Before/after photos
Cost: varies
Prep for the buyer's final walkthrough
You1-3 days before closing
The buyer will do a final walkthrough to confirm the home is in the agreed condition and that any contracted items (appliances, fixtures, light fixtures) are still there. Leave it clean, with everything you agreed to leave behind, and remove everything else.
Cost: $0
Gather your seller closing documents
You1-2 weeks before closing
You'll need a government-issued photo ID, your loan payoff statement, any HOA statement of account, keys, garage remotes, and warranty info for systems and appliances. The title company will send a checklist — start working through it early so nothing holds up closing.
You'll need
- Government photo ID
- Mortgage payoff statement
- HOA statement of account
- Keys, garage remotes, warranty paperwork
Cost: $0
Schedule utility transfers and final readings
You1-2 weeks before closing
Call power, gas, water, trash, and internet to schedule disconnect or transfer for the day after closing. Don't shut anything off before closing or the buyer's walkthrough won't be valid — keep services live until the deed is recorded.
Cost: $0
Confirm closing time and location with the title company
Escrow / titleA few days before closing
Most Arkansas closings happen at a title company or closing attorney's office, not at the agents' offices. Confirm the date, time, address, and whether you'll sign in person or remotely. Ask if a mail-away or e-sign option is available if you can't be there in person.
Cost: $0
Review the Closing Disclosure / Settlement Statement
Escrow / titleAt least 24-48 hours before closing
The title company will send you a settlement statement showing every dollar in and out — sale price, mortgage payoff, agent commission, transfer tax, title fees, and your net proceeds. Read every line and ask about anything that doesn't match the contract before signing day.
You'll need
- Settlement Statement / Closing Disclosure
Cost: $0
Plan for the Arkansas Real Property Transfer Tax
Escrow / titleAt closing
Arkansas charges a Real Property Transfer Tax of $3.30 per $1,000 of the sale price, collected at closing when the deed is recorded. State law doesn't say who pays it, but in most Arkansas deals the seller does. On a $300,000 sale that's $990. Confirm who's paying in your contract.
Cost: varies
Arrange FIRPTA withholding if you're a foreign seller
Escrow / titleBefore closing
If you're not a U.S. citizen or resident, federal FIRPTA rules require the buyer to withhold 15% of the gross sale price (10% in some owner-occupied cases under $1 million) and send it to the IRS. The title company usually handles the paperwork. U.S.-citizen sellers can skip this step.
You'll need
- IRS Form 8288 / 8288-A if applicable
Cost: varies

Phase 7 of 7 · typically 1 day

Closing

Sign the deed, transfer the keys, and collect your proceeds — and then save what you need for taxes.

Bring required ID and documents to closing
YouDay of closing
Bring a valid government-issued photo ID (driver's license or passport), keys, garage remotes, and any documents the title company asked for. If you're married, your spouse may also need to sign — confirm with the title company in advance to avoid a delay at the table.
You'll need
- Government photo ID
- Keys and garage remotes
Cost: $0
Sign the deed and closing documents at the title company
Escrow / titleAt your closing appointment
You'll sign the deed transferring ownership, the settlement statement, an affidavit of title, and several smaller forms. The title company guides you through each one. Read before you sign — once you sign the deed, ownership transfers to the buyer.
You'll need
- Deed
- Settlement statement
- Affidavit of title
Cost: $0
Pay your seller closing costs
Escrow / titleAt closing
Closing costs are usually deducted from your sale proceeds, not paid out of pocket. Typical items: mortgage payoff, real estate commission, the Arkansas transfer tax of $3.30 per $1,000, title fees, prorated property taxes, and any HOA dues owed through the closing date.
Cost: varies
Hand over keys, remotes, and access codes
YouAt or just after closing
After the deed is signed and funds are wired, give the buyer (or the title company) all keys, garage remotes, alarm codes, mailbox keys, and any appliance manuals you have. Possession usually transfers when the deed is recorded — confirm the exact handoff time in your contract.
You'll need
- All keys, remotes, codes, and manuals
Cost: $0
Receive your proceeds by wire transfer
Escrow / titleSame day or next business day after closing
The title company sends your net proceeds by wire transfer to the bank account you provided. Always confirm wire instructions by phone using a number you already know — wire fraud is one of the biggest scams in real estate, and a single bad email can cost you the entire payout.
You'll need
- Verified wire instructions
Cost: $0
Save closing documents for your taxes
YouAfter closing
Keep your settlement statement, a copy of the deed, and proof of any capital improvements for at least 7 years. You'll need them for the capital gains exclusion on your federal taxes — talk to a CPA if your gain might exceed the $250,000 single / $500,000 married exclusion.
You'll need
- Settlement statement
- Copy of recorded deed
- Capital improvement receipts
Cost: $0

Sources

Last updated May 15, 2026