Colorado process · seller view

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

This checklist walks Colorado home sellers through every stage of selling a home, from prepping and listing to signing at closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Prep and List Your Home

You get your house ready for the market, hire a listing agent, and put it up for sale.

  1. Pick a listing agent and sign a listing agreement

    Your agentBefore your home goes on the market

    Interview a few Colorado-licensed brokers and pick one to list your home. You will sign an Exclusive Right-to-Sell Listing Contract, which is a Colorado Real Estate Commission promulgated form your broker must use. The listing agreement spells out the price, the term, and what you will pay your broker.

    You'll need

    • Photo ID
    • Proof you own the home (deed or title)
    • Mortgage payoff info

    Cost: $0

  2. Sign the Brokerage Relationships Disclosure

    Your agentAt or before your first substantive meeting with the broker

    Your broker must hand you a Commission-approved Brokerage Relationships Disclosure at or before your first real conversation about selling. In Colorado, transaction brokerage is the default relationship unless you sign a written single-agency agreement. Read it so you know whether your broker is acting as your agent or as a transaction broker.

    Cost: $0

  3. Decide what you will pay your broker and whether to offer buyer-broker pay

    YouBefore your home is listed

    Commission rates in Colorado are not set by any MLS or trade group. You and your broker negotiate the rate independently. After the NAR settlement, your MLS cannot advertise any pay you offer to the buyer's broker, but you can still offer it through other channels like your listing flyer or a separate written agreement.

    Cost: varies

  4. Fill out the Seller's Property Disclosure

    YouBefore listing or right after going under contract

    Colorado uses a Commission-approved Seller's Property Disclosure form (the SPD). You answer honestly about the condition of the roof, plumbing, electrical, appliances, water source, sewer or septic, homeowners association status, and known defects. Lying or hiding known problems can lead to a fraud or misrepresentation claim later.

    You'll need

    • Records of repairs
    • Permits for any remodels
    • Warranty info

    Cost: $0

  5. Prepare the source-of-water disclosure

    YouBefore or at the time you sign the contract

    Colorado law requires you to disclose in writing where the property gets its water. You name whether it comes from a city system, a water district, a well, a cistern, a shared well, or a surface water right. If the home is on a well, also gather the well permit info from the Colorado Division of Water Resources.

    You'll need

    • Well permit (if on a well)
    • Most recent water bill (if on a public system)

    Cost: $0

  6. Order your HOA resale package (if you are in an HOA)

    YouAs soon as you decide to sell

    If your home is part of a condo, townhome, or planned community, the Colorado Common Interest Ownership Act says the buyer must get a packet that includes the declaration, bylaws, rules, current budget, year-end financials, a statement of any pending special assessments, and the homeowners association insurance summary. Order this packet from your homeowners association or its management company early because it can take a couple of weeks.

    You'll need

    • HOA contact info

    Cost: $200-500 typical

  7. Clean, repair, and stage the home for photos

    You1-2 weeks before listing

    Declutter, deep clean, fix obvious cosmetic problems, and consider light staging before the listing photos are taken. Good photos drive showings, and showings drive offers. Your agent can advise on what is worth doing for your price point.

    Cost: varies

Phase 2 of 7 · typically 1-4 weeks

Receive and Accept an Offer

Buyers tour the home and submit written offers. You review them, negotiate, and pick one to accept.

  1. Review offers on the Colorado Contract to Buy and Sell

    Your agentWithin 1-3 days of receiving an offer

    In Colorado, almost every residential offer comes in on the Commission-promulgated Contract to Buy and Sell Real Estate (the CBS). Look at the price, the earnest money amount, the financing type, the closing date, and all the deadlines listed in the contract. Your agent should walk you through what each line means.

    Cost: $0

  2. Check the buyer's financing and proof of funds

    Your agentWhile reviewing the offer

    A strong offer comes with a lender pre-approval letter or, for cash offers, recent bank statements showing the funds. Talk to your agent about the buyer's loan type, down payment, and any contingencies before accepting. A higher price is not always a stronger offer if the financing is shaky.

    Cost: $0

  3. Counter or accept the offer in writing

    YouWithin the offer's deadline (often 24-72 hours)

    If you want to change anything in the offer, like price, closing date, or what stays with the home, your agent will draft a written counterproposal. Once both sides sign the same set of terms, you have a binding contract. Verbal agreements do not count in a Colorado real estate deal.

    Cost: $0

  4. Confirm earnest money is delivered to the holder

    Escrow / titleWithin a few days of mutual acceptance

    After the contract is signed, the buyer must deliver earnest money to whoever is named in the contract to hold it. In Colorado that is usually the title company. Earnest money sits in a trust account and is credited to the buyer at closing or paid out under the contract's default rules if the deal falls apart.

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract: Open Escrow and Deliver Disclosures

Title and escrow get set up, and you deliver the disclosures and documents the contract requires.

  1. Open title and escrow with the chosen title company

    Escrow / titleWithin a few days of going under contract

    Colorado is a title-company state. The title company opens a file, runs the title search, holds the earnest money, and will run the closing. You usually do not need an attorney for a typical residential sale here, although you can hire one if you want.

    You'll need

    • Signed contract
    • Photo ID
    • Mortgage payoff contact info

    Cost: $0

  2. Deliver the Seller's Property Disclosure to the buyer

    YouBy the SPD deadline written into the contract

    Send the completed SPD to the buyer by the contract's disclosure deadline. The buyer reviews it and may use anything in it as a basis for objections during inspection. Be thorough now to avoid disputes later.

    You'll need

    • Completed SPD form

    Cost: $0

  3. Provide the lead-based paint disclosure if the home was built before 1978

    YouBefore the contract is signed or at signing

    Federal law requires you to disclose any known lead-based paint, give the buyer the EPA pamphlet, and include the lead disclosure form with the contract. The buyer also gets a 10-day window to test for lead unless they waive it. This rule applies in every state, including Colorado.

    You'll need

    • Lead disclosure form
    • EPA pamphlet

    Cost: $0

  4. Deliver HOA documents to the buyer (if applicable)

    YouBy the HOA documents deadline in the contract

    If your home is in a common interest community, hand over the homeowners association packet you ordered earlier by the deadline written into the CBS contract. The buyer has a window to review it and back out if something is unacceptable. Missing this delivery deadline can give the buyer the right to terminate.

    You'll need

    • HOA resale packet

    Cost: $0

  5. Disclose any known meth contamination, radon test results, or other hazards

    YouBefore or at the time you sign the contract

    Colorado law requires you to disclose in writing if you know the home was used as a methamphetamine lab or was contaminated by meth. You should also share any radon test results you have. Honesty here protects you from a later misrepresentation claim.

    You'll need

    • Any prior meth or radon test reports

    Cost: $0

Phase 4 of 7 · typically 1-2 weeks

Inspection and Resolution

The buyer hires inspectors, sends you any objections, and you negotiate repairs or credits.

  1. Allow the buyer's inspectors into the home

    YouWithin the contract's inspection period

    Plan to be out of the home during the inspection so the buyer and the inspectors can move freely. Common inspections include a general home inspection, a sewer scope, a radon test, and sometimes a roof or structural specialist. The buyer pays for all of these.

    Cost: $0

  2. Review the buyer's Inspection Objection

    Your agentRight after the buyer's Inspection Objection Deadline

    By the Inspection Objection Deadline in the contract, the buyer must send you any items they want fixed, credited, or addressed. Read it carefully with your agent. You do not have to agree to any of it, but ignoring it can lead the buyer to walk away.

    Cost: $0

  3. Negotiate and sign an Inspection Resolution

    Your agentBy the Inspection Resolution Deadline in the contract

    You and the buyer agree on which repairs you will make, what credits you will give at closing, or what changes to the contract you will accept. The agreement is documented on a Commission-approved Inspection Resolution form. This must be signed by the Inspection Resolution Deadline or the buyer can terminate.

    Cost: varies

  4. Complete any repairs you agreed to

    YouBefore the final walk-through

    Hire licensed contractors for anything that requires a permit and keep all the receipts and invoices. The buyer will check your repairs at the final walk-through. Cutting corners now usually creates a fight at closing.

    You'll need

    • Receipts and invoices for repairs

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Buyer's Loan and Appraisal

The buyer's lender appraises the home and finishes underwriting the loan.

  1. Allow the appraiser into the home

    YouWithin the contract's appraisal period

    The buyer's lender will send a licensed appraiser to confirm the home is worth the price the buyer agreed to pay. Make the home presentable, leave the lights on, and keep pets secured. You usually do not need to be present.

    Cost: $0

  2. Respond if the home appraises low

    Your agentBy the Appraisal Resolution Deadline in the contract

    If the appraisal comes in below the contract price, the buyer can ask you to lower the price, ask you to split the difference, bring extra cash to cover the gap, or terminate under the appraisal contingency. Your agent will help you decide whether to renegotiate or hold firm.

    Cost: varies

  3. Respond to any lender requests for HOA or condo info

    YouWithin a few days of the lender's request

    If the buyer's lender needs a homeowners association questionnaire, master insurance certificate, or condo project documents, get those to the lender quickly. Loan approval can stall until the lender has everything. The homeowners association or its management company is usually the source.

    You'll need

    • HOA questionnaire response
    • HOA master insurance

    Cost: $0-300 typical

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing: Move Out and Final Walk-Through

You move out, the buyer does a final walk-through, and the title company prepares the closing paperwork.

  1. Move out and remove all personal property

    YouBefore the final walk-through

    Take everything that is not staying with the home, including items in the attic, garage, crawl space, and shed. Anything you agreed in the contract to leave, like appliances or window coverings, must stay in working order. Trash hauled out, holes patched, broom-clean is the standard.

    Cost: varies

  2. Schedule utilities to switch out of your name

    You1-2 weeks before closing

    Call the gas, electric, water or sewer, and trash providers to schedule your account closure for the day after closing. Do not shut services off early because the buyer needs power and water for the final walk-through and the appraisal.

    Cost: $0

  3. If you are a foreign or nonresident seller, give the title company your tax info

    Escrow / title1-2 weeks before closing

    Federal FIRPTA rules require the buyer to withhold a percentage of the sale price (usually 15%) if you are a foreign person, and the title company handles the withholding for them. Colorado also requires a separate 2% withholding if you are a nonresident seller without a Colorado registered agent. Ask the title company early what forms they need.

    You'll need

    • IRS Form W-9 or Form 8288-B (if applying for reduced withholding)
    • Colorado DR 1083 if applicable

    Cost: varies

  4. Be ready for the buyer's final walk-through

    Seller's side1-3 days before closing

    Right before closing, the buyer walks through the home one more time to confirm it is in the agreed condition and that you completed any agreed repairs. Leave the home clean and the keys, garage remotes, and any codes ready to hand over.

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing Day

You sign the closing documents at the title company, the deed gets recorded, and you receive your sale proceeds.

  1. Review your closing/settlement statement before signing

    Escrow / title1-3 days before closing

    The title company will send a settlement statement showing the sale price, any credits to the buyer, the payoff of your mortgage, your broker's commission, the Colorado documentary fee ($0.01 per $100 of price), title fees, and your final net proceeds. Read every line and ask about anything that looks wrong.

    Cost: $0

  2. Bring the right documents and ID to closing

    YouClosing day

    Bring a current government-issued photo ID, the keys, garage remotes, gate fobs, alarm codes, and any pool or HOA keys. If you are signing remotely or by mail, the title company will arrange a notary for you. Funds are usually wired to you, so confirm your wiring instructions in person or by phone, never by email alone.

    You'll need

    • Government-issued photo ID
    • All keys, remotes, codes

    Cost: $0

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

    Escrow / titleClosing day

    You will sign the deed transferring the home to the buyer, an affidavit of title, the settlement statement, and any tax forms. The title company notarizes the deed and records it with the county clerk and recorder. Once the buyer's funds clear, the deal is officially closed.

    Cost: $0

  4. Receive your sale proceeds

    Escrow / titleClosing day or the next business day

    After the deed is recorded and the buyer's funds clear, the title company pays off your mortgage, pays your broker, pays any prorated property taxes and HOA fees, and wires or hands you the remaining proceeds. Keep your closing packet for your taxes — your CPA will want it next April.

    You'll need

    • Wiring instructions for your bank account

    Cost: $0

Sources

  1. [1] U.S. Department of Justice - Antitrust Guidance for Real Estate
  2. [2] Colorado Attorney General - Antitrust Division
  3. [3] Colorado Division of Real Estate - Approved Contracts and Forms
  4. [4] CFPB - RESPA Compliance Resources
  5. [5] Colorado Division of Real Estate - Approved Contracts and Forms
  6. [6] NAR Settlement - Practice Changes FAQ
  7. [7] NAR Settlement - Practice Changes FAQ
  8. [8] REColorado MLS Rules and Regulations
  9. [9] IRS - FIRPTA Withholding
  10. [10] IRS Form 8288 - U.S. Withholding Tax Return for Certain Dispositions by Foreign Persons
  11. [11] C.R.S. Title 39 - Taxation
  12. [12] Colorado Department of Revenue - Real Estate Withholding
  13. [13] 4 CCR 725-1 - Rules of the Colorado Real Estate Commission
  14. [14] C.R.S. Title 38, Article 33.3 - Colorado Common Interest Ownership Act
  15. [15] Colorado HOA Information and Resource Center
  16. [16] Colorado Division of Real Estate - Approved Contracts and Forms
  17. [17] C.R.S. Title 39 - Taxation
  18. [18] Colorado Department of Revenue - Documentary Fee
  19. [19] 4 CCR 725-1 - Rules of the Colorado Real Estate Commission
  20. [20] EPA - Real Estate Disclosure for Lead-Based Paint
  21. [21] HUD - Lead-Based Paint Disclosure Requirements
  22. [22] C.R.S. Title 38 - Property Real and Personal
  23. [23] Colorado Department of Public Health and Environment - Radon
  24. [24] Colorado Seller's Property Disclosure Form (SPD23)
  25. [25] C.R.S. Title 38 - Property Real and Personal
  26. [26] Colorado Division of Water Resources - Well Permitting
  27. [27] Colorado Division of Insurance - Title Insurance
  28. [28] Colorado Division of Real Estate - Approved Contracts and Forms
  29. [29] C.R.S. Title 12, Article 10 - Real Estate Brokers
  30. [30] Colorado Brokerage Relationships Disclosure Form

Last updated May 15, 2026