Idaho process · seller view

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

Selling a home in Idaho means working through disclosures, contracts, and a title-company closing in a specific order.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You get your home ready for buyers, hire a listing agent, set a price, and put it on the market. This is also when you fill out Idaho's required seller disclosure form.

  1. Hire a listing agent and sign a listing agreement

    YouBefore your home goes on the market

    Interview 2-3 Idaho real estate agents and pick one to represent you. You will sign a written listing agreement that spells out the commission, listing period, and your agent's duties. Idaho law requires the agency relationship to be in writing to be enforceable.

    You'll need

    • Government-issued ID
    • Property deed or mortgage statement

    Cost: $0 upfront

  2. Set your asking price

    YouBefore listing

    Your agent will pull recent sales of similar nearby homes (a comparative market analysis) so you can pick a listing price. Price too high and you may sit on the market. Price too low and you leave money on the table.

    Cost: $0

  3. Complete the Idaho Property Condition Disclosure form

    YouBefore accepting any offer

    Idaho's Property Condition Disclosure Act requires you to fill out an IREC-approved disclosure form covering known issues with the roof, plumbing, electrical, heating, structure, water, and more. If a buyer gets this form after they make an offer, they have three business days to back out of the purchase agreement. Be honest — knowingly hiding a defect can lead to a lawsuit.

    You'll need

    • IREC Property Condition Disclosure form

    Cost: $0

  4. Prepare your home for showings

    YouBefore listing photos

    Declutter, deep clean, make minor repairs, and stage rooms so they photograph well. Curb appeal matters: trim the yard, touch up paint, and make the entry welcoming. First impressions drive offers.

    Cost: $200-2,000 typical

  5. List your home on the [[MLS]]

    Your agentAfter staging and photos are ready

    Your listing agent uploads your home to the local Multiple Listing Service, like Intermountain MLS or Coeur d'Alene MLS, which feeds Zillow, Redfin, and Realtor.com. Photos, description, and price all get published here.

    You'll need

    • Signed listing agreement
    • Completed disclosure form

    Cost: $0 (built into commission)

  6. Decide whether to offer buyer-broker compensation

    YouBefore listing

    Because of the August 2024 NAR settlement, buyer-broker compensation can no longer be advertised through the MLS. You can still offer to pay the buyer's agent as a seller concession negotiated inside the RE-21 purchase agreement. Talk through with your agent whether offering this will help attract more buyers.

    Cost: varies (typically 2-3% of sale price if offered)

  7. Gather your mortgage payoff and HOA documents

    YouBefore going under contract

    Request a current mortgage payoff statement from your lender so you know what you still owe. If your home is in a homeowners association or is a condo, pull together the CC&Rs, bylaws, recent financials, and any notice of special assessments. Idaho's Condominium Property Act requires these for resale condo sales.

    You'll need

    • Mortgage payoff statement
    • HOA/condo declaration
    • HOA bylaws
    • Recent HOA financials

    Cost: $0-50 (HOA may charge a resale fee)

Phase 2 of 7 · typically 1 day - 4 weeks

Offer

Buyers submit offers on Idaho's standard RE-21 purchase agreement. You and your agent review, counter, and accept the best one.

  1. Review incoming offers

    YouAs offers come in

    Most Idaho offers come in on the IREC-approved RE-21 Real Estate Purchase and Sale Agreement. Look beyond price: check the earnest money amount, financing type, contingencies, requested seller concessions, and proposed closing date.

    You'll need

    • RE-21 offer from buyer

    Cost: $0

  2. Verify the buyer's financing

    Your agentBefore accepting an offer

    Ask for a recent pre-approval letter from the buyer's lender, or proof of funds if it's a cash offer. A strong pre-approval reduces the risk that the deal falls apart later.

    You'll need

    • Buyer pre-approval letter or proof of funds

    Cost: $0

  3. Negotiate the offer terms

    YouUntil both sides agree

    You can counter on price, closing date, contingency windows, repair credits, included fixtures, and buyer-broker compensation. Each counter is a written counteroffer addendum to the RE-21. Don't be afraid to push back — most offers go through at least one round of negotiation.

    You'll need

    • RE-21 counteroffer addendum

    Cost: $0

  4. Accept and sign the RE-21 purchase agreement

    YouWhen terms are finalized

    Once you and the buyer agree on terms, both sides sign the RE-21. This is the binding contract. The clock now starts on every deadline written into the agreement, like inspection and appraisal windows.

    You'll need

    • Signed RE-21 purchase agreement

    Cost: $0

  5. Confirm earnest money is deposited

    Your agentWithin 3 banking days of acceptance

    The buyer's earnest money must be deposited into the broker's trust account within three banking days of receipt under Idaho rules. Have your agent confirm with the listing brokerage or title company that the deposit landed.

    You'll need

    • Earnest money receipt

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Disclosures get delivered, escrow opens with the title company, and inspection access is coordinated. Most of your legal disclosure duties happen here.

  1. Deliver the Idaho Property Condition Disclosure to the buyer

    YouImmediately after acceptance if not delivered earlier

    If the buyer didn't get the disclosure form before they made the offer, deliver it now. Under Idaho's Property Condition Disclosure Act, the buyer has three business days to rescind the purchase agreement after receiving the disclosure if it comes after acceptance.

    You'll need

    • Completed Property Condition Disclosure form

    Cost: $0

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

    YouBefore ratification (or right after if missed)

    Federal law requires you to give pre-1978 homebuyers the EPA-approved lead disclosure form, any records you have about lead paint in the home, and the EPA pamphlet 'Protect Your Family from Lead in Your Home.' The buyer must get a 10-day opportunity to test for lead unless they waive it in writing.

    You'll need

    • EPA lead-based paint disclosure form
    • EPA lead pamphlet

    Cost: $0

  3. Open escrow with the title company

    Escrow / titleWithin a few days of acceptance

    Idaho closings are run by title and escrow companies, not attorneys. The title company opens a file, orders the title commitment, and holds earnest money and other funds until closing. Your agent will usually pick the title company unless the buyer requests one.

    You'll need

    • Signed RE-21 purchase agreement

    Cost: $0 (escrow fees paid at closing)

  4. Deliver HOA or condo documents if applicable

    YouAs soon as possible after acceptance

    If your home has an HOA or is a condo, send the buyer the CC&Rs, bylaws, recent financial statements, reserve fund details, and notice of any pending special assessments or litigation. Idaho's Condominium Property Act requires these for condo resales, and they're standard practice for HOAs too.

    You'll need

    • CC&Rs
    • Bylaws
    • Recent HOA financials
    • Reserve study
    • Notice of special assessments

    Cost: varies (HOA resale packet fees)

  5. Disclose known water rights, mineral rights, flood, or meth contamination issues

    YouBefore closing

    Idaho law treats certain facts as material: severed mineral rights, water rights status under the Snake River Basin Adjudication, flood zone location under FEMA maps, and any history of methamphetamine contamination. If you know about any of these, you must put them in writing for the buyer. Hiding a known issue can result in rescission, damages, or both.

    You'll need

    • Water rights documentation
    • Mineral rights records
    • FEMA flood map result
    • Meth remediation records (if any)

    Cost: $0

  6. Coordinate inspection access with the buyer

    YouFirst 2 weeks under contract

    Work with your agent to schedule windows when the buyer's inspector, appraiser, and other inspectors can get into the home. Most inspections happen within the first 7-10 days after going under contract.

    Cost: $0

Phase 4 of 7 · typically 7-14 days

Inspection

The buyer hires inspectors. You review what they find and negotiate any repairs or credits before the inspection contingency expires.

  1. Allow the buyer's home inspection

    YouWithin the inspection contingency window

    Plan to leave the home (and any pets) for 2-4 hours so the inspector and buyer can work freely. Make sure utilities are on, the attic and crawlspace are accessible, and electrical panels aren't blocked.

    Cost: $0

  2. Review the buyer's repair request

    YouAfter receiving the inspection report

    After the inspection, the buyer typically sends a written list of requested repairs or credits. Sit down with your agent and decide which items you'll fix, which you'll credit, and which you'll refuse. You're not legally required to fix anything unless the contract says so.

    You'll need

    • Buyer's inspection report
    • Buyer's repair request

    Cost: $0

  3. Negotiate repairs or credits

    YouBefore the inspection contingency expires

    Counter back with what you'll agree to: maybe you'll fix the leaky toilet but give a price reduction for the older furnace instead of replacing it. Cash credits at closing are often simpler than doing the work yourself. Get any agreement in writing as a contract addendum.

    You'll need

    • Inspection response addendum

    Cost: varies

  4. Complete any agreed-upon repairs

    YouBefore the final walkthrough

    Hire licensed contractors for anything involving plumbing, electrical, HVAC, or structural work. Keep receipts and warranties — the buyer will want copies and may verify the work during the final walkthrough.

    You'll need

    • Contractor receipts
    • Permits (if required)
    • Warranty documents

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and works toward final loan approval. You provide access and respond to any appraisal issues.

  1. Allow access for the buyer's appraiser

    YouWithin 2 weeks of going under contract

    The lender hires a licensed appraiser to confirm the home is worth what the buyer is paying. Make sure the home is presentable and accessible — appraisers usually only need 30-60 minutes. You don't get to pick the appraiser.

    Cost: $0

  2. Respond if the appraisal comes in low

    YouWithin a few days of receiving the appraisal

    If the appraisal is below your contract price, the buyer's loan may only fund up to the appraised value. You have three options: lower the price to the appraisal, have the buyer bring extra cash to cover the gap, or split the difference. Your agent can also help the lender challenge the appraisal with better comps.

    You'll need

    • Appraisal report
    • Price reduction addendum (if used)

    Cost: varies

  3. Wait for the buyer's final loan approval

    LenderBefore the financing contingency expires

    The buyer's lender goes through underwriting and eventually issues a 'clear to close.' Your agent should be checking in weekly with the buyer's agent so you hear about any issues early.

    Cost: $0

Phase 6 of 7 · typically 3-7 days

Pre-Closing

You wrap up loose ends: review the seller settlement statement, allow the final walkthrough, prep the home, and handle utilities. FIRPTA paperwork happens here if you're a foreign person.

  1. Review your seller settlement statement

    You1-3 days before closing

    A day or two before closing, the title company will send you the seller settlement statement (sometimes called the ALTA statement). It shows your sale price, mortgage payoff, agent commissions, escrow fees, and your net proceeds. Idaho doesn't charge a real estate transfer tax, so closing costs are typically a few hundred dollars in recording and escrow fees. Read every line and ask questions if anything looks wrong.

    You'll need

    • Seller settlement statement

    Cost: $0

  2. Allow the buyer's final walkthrough

    You24-48 hours before closing

    The buyer typically does a final walkthrough 24-48 hours before closing to confirm the home is in the agreed condition and that repairs were completed. Have any repair receipts ready, leave instructions for appliances, and make sure everything you agreed to leave is in the home.

    You'll need

    • Repair receipts

    Cost: $0

  3. Schedule utilities to transfer or shut off on closing day

    You1 week before closing

    Call the gas, electric, water, trash, and internet providers and tell them your closing date. Most utilities will simply transfer service to the buyer if both sides coordinate. Don't shut off the water before closing — title companies usually need the home in working order through the recording.

    Cost: $0-50 (service fees)

  4. Prepare FIRPTA paperwork if you are a foreign person

    Escrow / titleBefore closing

    If you're a non-U.S. person under the Foreign Investment in Real Property Tax Act, the buyer is required by federal law to withhold 15% of the gross sale price and send it to the IRS (with reduced rates available if the buyer will use the home as a principal residence and certain price thresholds are met). The title company will usually walk you through Form 8288/8288-A. If you're a U.S. citizen or resident alien, sign a non-foreign affidavit and FIRPTA does not apply.

    You'll need

    • FIRPTA affidavit
    • Form 8288 (if applicable)
    • Taxpayer ID

    Cost: varies (withholding is 0-15% of sale price)

  5. Move out and clean the home

    YouBefore closing day or per contract

    All your belongings need to be out by the time the buyer takes possession (usually at recording or whatever your contract says). Most sellers do a basic 'broom-clean' move-out, though some hire a cleaning service. Leave manuals, garage door codes, mailbox keys, and any warranties behind for the new owner.

    Cost: $200-1,500 (movers + cleaning)

Phase 7 of 7 · typically 1-3 days

Closing

You sign at the title company, hand over the keys, and get paid. Idaho closings don't require an attorney — the title company runs the whole thing.

  1. Sign closing documents at the title company

    YouClosing day

    You'll sign the warranty deed, settlement statement, and various affidavits in front of a notary at the title company. Bring a government-issued photo ID. Idaho also allows remote online notarization in many cases if you can't attend in person.

    You'll need

    • Government-issued photo ID
    • Wire instructions for proceeds

    Cost: $0 (fees come out of proceeds)

  2. Hand over keys, remotes, and codes

    YouAt or right after recording

    Give the title company or buyer's agent all the house keys, mailbox keys, garage remotes, gate fobs, alarm codes, and any smart-home logins. Most contracts give the buyer possession at recording, not at signing.

    Cost: $0

  3. Receive your sale proceeds

    Escrow / titleSame day or next business day after recording

    Once the deed is recorded with the county, the title company will wire or send a check for your net proceeds — your sale price minus the mortgage payoff, commissions, and closing costs. Wire is faster and safer than a paper check.

    You'll need

    • Wire instructions

    Cost: $15-30 wire fee typical

  4. Save your closing documents for tax filing

    YouAfter closing

    Keep digital and paper copies of the settlement statement, deed, and any 1099-S you receive. You'll need them when filing your federal taxes — capital gains rules and the $250K/$500K primary residence exclusion all hinge on these documents.

    You'll need

    • Settlement statement
    • Deed copy
    • 1099-S (if issued)

    Cost: $0

Sources

  1. [1] Idaho Code §54-2085 — Agency Relationship in Writing
  2. [2] NAR Settlement FAQs
  3. [3] Idaho Code Title 63 — Revenue and Taxation (no transfer tax provision)
  4. [4] IRS — FIRPTA Withholding
  5. [5] FEMA Flood Map Service Center
  6. [6] Idaho Code §55-2501 et seq. — Property Condition Disclosure Act
  7. [7] EPA — Real Estate Disclosure Requirements for Lead-Based Paint
  8. [8] HUD Lead Hazard Disclosure Requirements
  9. [9] Idaho Code §39-7401 et seq. — Methamphetamine Contamination
  10. [10] Idaho Code Title 47 — Mines and Mining
  11. [11] Idaho Code §42-101 et seq. — Water Rights and Prior Appropriation
  12. [12] Idaho Code §55-1501 et seq. — Condominium Property Act
  13. [13] IREC Approved Forms — Property Condition Disclosure Form
  14. [14] Idaho Code §54-2082 et seq. — Brokerage Representation Act
  15. [15] IREC Approved Forms — RE-21 Purchase and Sale Agreement
  16. [16] Idaho Real Estate Commission — Transaction Resources
  17. [17] Idaho Code §51-116 et seq. — Remote Online Notarization
  18. [18] IDAPA 33.01.01.400 — Trust Account Requirements
  19. [19] Idaho Code §54-2054 — Trust Account Management

Last updated May 15, 2026