California process · seller view

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

This checklist walks a first-time California home seller through every step from picking an agent to handing over the keys.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You pick a listing agent, sign the paperwork that lets them sell your home, prep the property, and put it on the market.

  1. Interview 2-3 listing agents

    You4-6 weeks before you want to list

    Meet a few local agents and compare their pricing, marketing plan, and commission. California commissions are set by each brokerage and are fully negotiable — there is no standard rate.

    Cost: $0

  2. Review and sign the Agency Disclosure (Form AD)

    Your agentBefore signing the listing agreement

    Before you sign the listing agreement, your agent must hand you the Disclosure Regarding Real Estate Agency Relationships, also called Form AD. It explains who the agent represents and what duties they owe you. California Civil Code §2079.13–24 requires it.

    You'll need

    • Photo ID

    Cost: $0

  3. Sign the listing agreement with your agent

    Your agentAfter interviewing agents

    This contract spells out the commission you'll pay your broker, the length of the listing, and what your agent will do to market the home. The rate is negotiated between you and the brokerage — never assume a 'standard' percentage.

    You'll need

    • Property address
    • Mortgage payoff info

    Cost: $0 upfront — commission paid at closing

  4. Decide whether to offer to pay the buyer's agent

    Your agentBefore going live on the market

    Since the August 2024 NAR settlement, the buyer-side commission can no longer be advertised on the MLS. You can still offer to pay the buyer's broker through a separate Seller Payment to Buyer Broker addendum, or leave it for the buyer to handle. Talk this through with your agent — it affects how attractive your listing looks to buyers.

    Cost: Varies — typically 2-3% of sale price if offered

  5. Prep, clean, and stage the home

    You2-4 weeks before listing

    Repairs, paint, decluttering, and professional photos all help your home sell faster and for more. Your agent will tell you which fixes are worth the money and which are not.

    Cost: $500-5,000 typical

  6. Start filling out your seller disclosures

    YouBefore or shortly after going live

    California requires sellers of 1-4 unit homes to complete a Transfer Disclosure Statement covering known defects, repairs, and issues with the property. Be honest — sellers cannot waive this form, and hiding problems leads to lawsuits.

    You'll need

    • Repair records
    • Permit history
    • Insurance claim history

    Cost: $0

  7. Order the Natural Hazard Disclosure report

    Your agentBefore going live or right after

    California Civil Code §1103 requires you to give the buyer a Natural Hazard Disclosure showing whether the property sits in a flood zone, fire hazard zone, earthquake fault zone, or other state-mapped hazard area. Most sellers order this from a third-party service, which also shields you from later claims if the report is wrong.

    Cost: $75-150 typical

  8. Put the home on the market

    Your agentDay 1 of listing

    Your agent loads the listing onto the MLS and syndicates it to Zillow, Redfin, and other portals. Per the NAR settlement, the listing cannot include any offer of compensation to the buyer's broker on the MLS itself.

    Cost: $0

Phase 2 of 7 · typically 1-4 weeks

Offer

Buyers tour the home, submit offers, and you and your agent negotiate the price and terms until both sides sign a contract.

  1. Host showings and open houses

    Your agentDuring the active listing window

    Your agent will schedule private tours and open houses. You'll usually leave during showings so buyers feel comfortable.

    Cost: $0

  2. Review incoming offers with your agent

    Your agentAs offers come in

    Most California offers come in on the CAR Residential Purchase Agreement (RPA-CA). Look beyond just the price — pay attention to financing, contingencies, escrow length, and any seller credits the buyer is asking for.

    Cost: $0

  3. Counter or accept an offer

    Your agentWithin 1-3 days of receiving an offer

    You can accept, reject, or counter any offer. A counter usually adjusts price, closing date, contingency periods, or credits. Nothing is binding until both sides sign and that signed copy is delivered back.

    Cost: $0

  4. Confirm how the buyer's agent is being paid

    Your agentAt offer acceptance

    If you agreed to pay the buyer's broker, your agent will document it in a Seller Payment to Buyer Broker addendum or directly inside the purchase agreement. This amount comes out of your sale proceeds at closing.

    Cost: Varies — typically 2-3% of sale price

  5. Confirm dual-agency disclosure if your agent represents the buyer too

    Your agentBefore signing the purchase agreement

    If your listing agent or anyone at their brokerage also represents the buyer, California Civil Code §2079.13(d) treats the broker as a dual agent. You must give written informed consent before signing anything material — your agent will hand you a confirmation form to sign.

    Cost: $0

Phase 3 of 7 · typically 3-5 days after acceptance

Under Contract

Escrow opens, the buyer's deposit lands in escrow, and the deadline clock starts on all the disclosures, inspections, and contingencies in the contract.

  1. Open escrow with the chosen escrow company

    Escrow / titleWithin 1-3 days of acceptance

    Escrow is a neutral third party that holds money and paperwork until everyone is ready to close. Your agent and the buyer's agent will send the signed contract over and the escrow officer will open a file and assign an escrow number.

    You'll need

    • Signed purchase agreement

    Cost: Paid at closing — typically split with buyer

  2. Deliver the Transfer Disclosure Statement and other seller disclosures

    Your agentWithin 7 days of acceptance — sooner is better

    You must deliver the completed Transfer Disclosure Statement to the buyer. The buyer then has 3 days from personal delivery, or 5 days from mailed delivery, to cancel the contract based on what's in the disclosures, so the earlier you deliver them the better.

    You'll need

    • Completed TDS
    • Natural Hazard Disclosure
    • Other state and local disclosures

    Cost: $0

  3. Deliver the Mello-Roos and 1915 Act notice if applicable

    Your agentWithin 7 days of acceptance

    If your home sits in a Mello-Roos Community Facilities District or 1915 Act assessment district, Civil Code §1102.6b requires you to make a good-faith effort to get and deliver the official notice. It tells the buyer the special tax amount, when it ends, and what it funds. Your title or disclosure provider can pull it.

    You'll need

    • Most recent property tax bill

    Cost: Usually included in your disclosure package

  4. Order and deliver the HOA document package if applicable

    YouOrder on day 1 — deliver as soon as received

    If your home is in an HOA, condo, or planned development, California Civil Code §4525 requires you to give the buyer a specific bundle of HOA documents — CC&Rs, bylaws, current budget, reserve study, recent meeting minutes, and more. You request these from the HOA, who must deliver them within 10 days under Civil Code §4530.

    You'll need

    • HOA management contact info

    Cost: $200-500 typical HOA document fee

  5. Deliver the Lead-Based Paint disclosure for pre-1978 homes

    Your agentWithin the first week of contract

    If your home was built before 1978, federal law requires you to disclose any known lead-based paint or hazards, give the buyer the EPA pamphlet 'Protect Your Family From Lead in Your Home,' and provide a 10-day inspection window unless the buyer waives it in writing.

    You'll need

    • Any lead-paint reports or records you have

    Cost: $0

  6. Confirm the buyer's earnest money deposit hit escrow

    Escrow / titleWithin 3 business days of acceptance

    The buyer typically wires their good-faith deposit to escrow within 3 business days of acceptance. If you accepted a buyer with a strict liquidated damages clause, California Civil Code §1675 caps that damage amount at 3% of the purchase price for owner-occupied homes.

    Cost: $0

Phase 4 of 7 · typically 10-17 days

Inspection

The buyer hires inspectors to check the home, requests repairs or credits, and either removes the inspection contingency or walks away.

  1. Give buyers access for inspections

    Your agentWithin 7-14 days of acceptance

    Your agent will coordinate with the buyer's agent to schedule the general home inspection, plus any specialty inspections like sewer, pool, chimney, or termite. Plan to be out of the house during these.

    Cost: $0

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

    Your agentWithin 17 days of acceptance, before contingency removal

    After inspections, the buyer usually sends a Request for Repairs asking for fixes, credits, or a price reduction. You can agree, counter, or decline — but be aware that declining everything may push the buyer to cancel during the inspection contingency. The default inspection contingency in the CAR purchase agreement is 17 days.

    Cost: Varies — $0 to several thousand

  3. Complete any repairs you agreed to do

    YouBefore final walkthrough

    If you signed off on doing repairs yourself, get them done with licensed contractors and keep the receipts and permits to share before closing.

    You'll need

    • Receipts
    • Permits if applicable

    Cost: Varies by repair scope

  4. Confirm smoke and carbon monoxide detectors meet California law

    YouBefore closing

    Before transfer, you must give the buyer a written statement that smoke alarms and carbon monoxide detectors are installed and working as required by Health and Safety Code §13113.7 and §17926. That generally means alarms in each sleeping room, the hallway outside sleeping rooms, and on every story.

    Cost: $20-100 typical

  5. Confirm the water heater is properly strapped

    YouBefore closing

    California Health and Safety Code §19211 requires water heaters to be braced or strapped to resist earthquake movement, and the seller must certify in writing to the buyer that the property complies. The standard is two straps — one in the upper third and one in the lower third of the tank — anchored into wall studs.

    Cost: $0-150 typical

Phase 5 of 7 · typically 17-21 days

Loan & Appraisal

The buyer's lender orders the appraisal and finalizes the loan. If the appraisal comes in low or the loan falls apart, the deal can be renegotiated or canceled.

  1. Allow the appraiser to visit the home

    Your agentWithin 7-14 days of acceptance

    The buyer's lender will send a licensed appraiser to inspect and value the home. Your agent will coordinate access. Plan to have the home clean and presentable.

    Cost: $0 — buyer pays the appraisal fee

  2. Handle a low appraisal if it happens

    Your agentWithin 17 days of acceptance

    If the appraisal comes in below your contract price, the buyer may ask you to lower the price, cover the gap themselves, or split the difference. The default appraisal contingency in the CAR purchase agreement is 17 days, so you'll usually know quickly whether the buyer will move forward, renegotiate, or cancel.

    Cost: Varies — could affect your sale price

  3. Wait for the buyer to remove the loan contingency

    Seller's sideWithin 21 days of acceptance

    The buyer's loan contingency protects them until their financing is fully approved. Default in the CAR purchase agreement is 21 days. Once they remove it in writing, their deposit is generally at risk if they back out without another valid reason.

    Cost: $0

  4. Provide extra info if the lender or appraiser asks

    YouLoan contingency period

    Sometimes the lender or appraiser comes back asking for permits, HOA contact info, repair receipts, or proof of square footage. Send these through your agent quickly to keep the timeline on track.

    You'll need

    • Permits
    • Repair receipts

    Cost: $0

Phase 6 of 7 · typically 3-7 days before closing

Pre-Closing

Final paperwork, tax withholding forms, and the buyer's final walkthrough — everything lines up so escrow can close on time.

  1. Complete California FTB Form 593 for state withholding

    Escrow / title1-2 weeks before closing

    California requires real estate withholding on most sales under Revenue and Taxation Code §18662. Escrow will hand you FTB Form 593, where you certify whether you qualify for an exemption (such as the principal-residence exemption) or are subject to the default 3⅓% withholding on the gross sale price. Talk to a tax pro if you're unsure.

    You'll need

    • Social Security number or ITIN
    • Tax records

    Cost: Withholding only — refunded if you overpay

  2. Handle FIRPTA federal withholding if you're a foreign seller

    Escrow / title1-2 weeks before closing

    If you are not a U.S. citizen or resident alien, federal FIRPTA rules require the buyer to withhold 15% of the gross sales price and send it to the IRS. Reduced rates and exemptions exist, and escrow will guide you through Form 8288. Talk to a tax advisor early — this can affect your net proceeds significantly.

    You'll need

    • Tax ID
    • Residency documentation

    Cost: Withholding only — refunded if you overpay

  3. Review the estimated settlement statement

    Escrow / title2-5 days before closing

    Escrow will send you a draft statement showing your sale price, payoff of any mortgage, commission to be paid, taxes, and your net proceeds. Read every line and flag anything that looks off before signing.

    Cost: $0

  4. Allow the buyer's final walkthrough

    Your agent1-3 days before closing

    About a day or two before closing, the buyer will do a final walkthrough to confirm the home is in the condition agreed to and any promised repairs are done. Have the home clean, with utilities still on.

    Cost: $0

  5. Sign the seller's closing documents with a notary

    Escrow / title1-3 days before closing

    Escrow will schedule a signing with a notary, either at the escrow office or as a mobile appointment. You'll sign the grant deed transferring title, the settlement statement, and several tax and identity forms. Bring a valid government photo ID.

    You'll need

    • Government-issued photo ID

    Cost: Mobile notary fee if used — typically $100-200

Phase 7 of 7 · typically 1-2 days

Closing

The buyer's funds arrive, the deed is recorded, ownership transfers, and you hand over the keys.

  1. Confirm the buyer's funds arrived and the deed is recorded

    Escrow / titleClosing day

    On closing day, the buyer's lender wires funds to escrow and the county recorder records the new deed in the buyer's name. Once recording is confirmed, you are officially no longer the owner.

    Cost: $0

  2. Receive your net sale proceeds

    Escrow / titleClosing day or next business day

    Escrow will wire your proceeds to the bank account you set up during the signing. Wires usually land same-day or next business day. Confirm the wire instructions verbally with escrow to avoid wire fraud — never trust changed wire instructions sent over email.

    You'll need

    • Bank account info

    Cost: $0

  3. Deliver keys, remotes, and access codes to the buyer

    Your agentAfter recording is confirmed

    Once recording is confirmed, hand over all house keys, garage remotes, mailbox keys, alarm codes, and any pool or gate fobs. Your agent will usually coordinate the handoff.

    Cost: $0

  4. Cancel your homeowners insurance and transfer utilities

    YouClosing day or next business day

    Once you no longer own the home, cancel your homeowners insurance (ask for a prorated refund) and close out or transfer water, gas, electric, internet, and trash service to the buyer's start date.

    Cost: Refunds possible

  5. Save your closing records for tax time

    YouAfter closing

    Keep your final settlement statement, FTB Form 593, and any FIRPTA paperwork. You'll need them when you file your federal and California tax returns next spring, especially to claim any capital-gains exclusion or to reconcile withholding.

    You'll need

    • Settlement statement
    • FTB Form 593
    • FIRPTA forms if applicable

    Cost: $0

Sources

  1. [1] DOJ Antitrust Division: Competition and Real Estate
  2. [2] NAR Settlement FAQ (antitrust context)
  3. [3] CAR Forms Library
  4. [4] NAR Settlement FAQ
  5. [5] NAR Settlement Practice Changes FAQ
  6. [6] NAR Settlement Practice Changes FAQ
  7. [7] CAR Forms Library (SPBB, BRBC)
  8. [8] IRS FIRPTA Withholding
  9. [9] IRS Form 8288 (FIRPTA withholding)
  10. [10] California Civil Code §4525 (Davis-Stirling)
  11. [11] Civ Code §4530 (HOA delivery timing)
  12. [12] California Civil Code §1102.6b
  13. [13] Government Code §53341.5
  14. [14] Rev and Tax Code §18662
  15. [15] FTB Form 593 (most recent)
  16. [16] California Civil Code §2079.13
  17. [17] California Civil Code §2079.14
  18. [18] California Civil Code §2079.13 (definitions)
  19. [19] EPA Lead Disclosure Rule (Real Estate)
  20. [20] 24 CFR Part 35 (HUD)
  21. [21] California Civil Code §1103 et seq.
  22. [22] Civ Code §1103.4 (third-party report shield)
  23. [23] CAR Forms Library (RPA-CA)
  24. [24] Civil Code §1675 (liquidated damages 3% cap)
  25. [25] Health and Safety Code §13113.7 (smoke alarms)
  26. [26] Health and Safety Code §17926 (CO alarms)
  27. [27] California Civil Code §1102 et seq.
  28. [28] Civ Code §1102.3 (rescission timing)
  29. [29] California BPC §10145
  30. [30] Health and Safety Code §19211

Last updated May 15, 2026