Kansas process · seller view

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

Selling a home in Kansas usually takes two to four months from listing to closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your home ready for the market: pick an agent, sign a written brokerage agreement, set a price, and complete the paperwork buyers will expect.

  1. Interview 2-3 listing agents

    You4-6 weeks before you want to list

    Meet with a few local agents and ask about their marketing plan, recent nearby sales, and how they price homes like yours. Pick the one you trust most, not just the one who promises the highest price.

    Cost: $0

  2. Sign a written listing agreement

    Your agentBefore your home is marketed or shown

    In Kansas, no real estate agent legally represents you until you sign a written brokerage agreement. The agreement spells out commission, how long the listing lasts, and the duties your agent owes you.

    You'll need

    • Photo ID
    • Most recent property tax bill
    • Deed or title info

    Cost: $0 to sign (commission paid at closing)

  3. Choose your agency relationship

    Your agentAt the same time you sign the listing agreement

    Kansas law gives you two main choices: a single agent who fully represents you, or a transaction broker who helps both sides but advocates for neither. A single agent owes you loyalty and confidentiality; a transaction broker does not. Your agent must explain both before you sign.

    You'll need

    • Brokerage Relationships Disclosure form

    Cost: $0

  4. Complete the seller's disclosure form

    YouBefore going live on the [[MLS]]

    Kansas does not legally require a seller disclosure form, but your agent must disclose any major defects they know about. Filling out the standard Kansas seller's disclosure protects you from later claims that you hid problems. Be honest about roof age, foundation issues, water damage, and past repairs.

    You'll need

    • Kansas Seller's Disclosure of Property Condition form
    • Records of past repairs

    Cost: $0

  5. Disclose any material facts you know about

    YouBefore accepting an offer

    Kansas law requires you and your agent to disclose facts that could change a buyer's decision: known flood zone status, methamphetamine contamination history, severed mineral or oil/gas rights, or any other condition that materially affects the property. Hiding a known issue can make you legally liable after closing.

    You'll need

    • FEMA flood map lookup
    • Any prior contamination or remediation records

    Cost: $0

  6. Set your listing price

    Your agent1-2 weeks before listing

    Your agent will pull a comparative market analysis showing recent sales of similar homes near you. Price slightly under or right at market for the most showings and offers in the first two weeks. Overpricing leads to stale listings and price drops later.

    You'll need

    • Comparative market analysis

    Cost: $0

  7. Prepare your home for showings

    You1-3 weeks before listing

    Declutter, deep clean, make small repairs (paint, caulk, lightbulbs), and consider light staging. Professional photos and a clean curb shot drive online click-through. Most sellers spend a weekend or two on prep before the listing goes live.

    Cost: $200-2,000 typical

  8. Request a mortgage payoff estimate

    LenderBefore pricing the home

    Call your lender and ask for an estimated payoff amount as of your target closing date. This tells you roughly how much of the sale price will go to clearing your loan, so you know what your net proceeds will look like.

    You'll need

    • Most recent mortgage statement

    Cost: $0

Phase 2 of 7 · typically 1-2 weeks

Offer

Review buyer offers, negotiate terms, and sign the purchase contract that opens the under-contract clock.

  1. Review every offer with your agent

    Your agentWithin 1-3 days of each offer

    Don't just look at price. Compare each offer's earnest money amount, financing type (cash, conventional, FHA, VA), contingencies, closing date, and any seller credits the buyer is asking for. A lower-price cash offer with no contingencies often beats a higher offer that may fall through.

    You'll need

    • Each buyer's offer
    • Buyer's pre-approval or proof of funds

    Cost: $0

  2. Decide on buyer-agent compensation

    Your agentBefore responding to offers

    Since the NAR settlement took effect in August 2024, Kansas MLS listings can no longer advertise what you'll pay the buyer's agent. You can still agree to pay it, but it has to be negotiated inside the purchase contract or as a seller credit. Talk with your agent about whether offering compensation helps your home compete.

    Cost: $0 (commission paid at closing if agreed)

  3. Counter-offer or accept

    YouWithin 1-3 days of receiving each offer

    You can accept the offer as-is, reject it, or send a counter-offer changing price, closing date, or terms. Counters usually go back and forth a few times. Once both sides sign the same version, you're under contract.

    You'll need

    • Counter-offer form

    Cost: $0

  4. Sign the Kansas purchase contract

    YouDay of mutual acceptance

    Kansas agents must use the standard purchase contract approved for the state — they cannot write their own contract language. Read every blank that's been filled in, especially the closing date, earnest money amount, included fixtures, and any contingencies before signing.

    You'll need

    • Kansas Real Estate Purchase Contract

    Cost: $0

  5. Confirm earnest money is deposited

    Escrow / titleWithin 1-2 business days of acceptance

    The buyer's earnest money should land in the listing broker's or title company's trust account by the close of the next business day after acceptance. Ask your agent for proof of deposit. If it doesn't arrive on time, you may have grounds to cancel.

    You'll need

    • Trust account deposit receipt

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks (overlaps with inspection)

Under Contract

Deliver the disclosures the contract requires, open escrow with the title company, and start the buyer's due-diligence clock.

  1. Deliver the federal lead-based paint disclosure

    YouAt or before contract signing

    If your home was built before 1978, federal law requires you to give the buyer the EPA lead-paint disclosure form and the EPA pamphlet 'Protect Your Family From Lead in Your Home.' The buyer also gets a 10-day window to do a lead inspection unless they waive it in writing. This is federal, not Kansas-specific — but it applies to every pre-1978 Kansas home.

    You'll need

    • EPA Lead Disclosure form
    • EPA lead pamphlet

    Cost: $0

  2. Provide the HOA or condo resale package

    YouWithin days of going under contract

    If your home is in a homeowners association or condo, Kansas law requires you to give the buyer the current declarations, bylaws, recent budget, reserve fund disclosure, and recent meeting minutes before closing. The buyer gets a review window and, in some cases, a right to cancel. Order this package from your HOA management company early — it can take 1-2 weeks.

    You'll need

    • HOA declaration / CC&Rs
    • Bylaws
    • Current budget
    • Reserve study or balance
    • Recent meeting minutes

    Cost: $100-400 typical (HOA fee)

  3. Disclose mineral, oil, or gas rights if severed

    YouBefore the inspection period ends

    In Kansas, mineral rights are often owned separately from the surface land — especially in western and southwestern counties. If you don't own the mineral rights or know they've been leased, tell the buyer in writing. A third party could legally show up and drill or pump on the property later.

    You'll need

    • Deed showing mineral reservation, if any
    • Any oil/gas lease documents

    Cost: $0

  4. Open escrow with the title company

    Escrow / titleWithin 1-3 days of going under contract

    Kansas closings are almost always handled by a title company. The contract names the title company; your agent or the buyer's agent will send them the executed contract to open the file. The title company orders the title search, prepares the closing documents, and holds the buyer's funds in escrow.

    You'll need

    • Signed purchase contract

    Cost: $0 (title fees billed at closing)

  5. Review title search results

    Escrow / title1-2 weeks after contract acceptance

    The title company will run a search to confirm you can legally transfer clean title. If they find liens, unpaid taxes, judgments, or boundary issues, you'll need to clear them before closing. Most issues are routine — old mortgages that weren't released, an unpaid HOA assessment — but get on them right away.

    You'll need

    • Preliminary title report or commitment

    Cost: Varies if clearing issues

Phase 4 of 7 · typically 7-14 days

Inspection

Give the buyer's inspector access, review the report, and negotiate any repair or credit requests.

  1. Provide access for the buyer's inspection

    YouWithin the contract's inspection period

    The buyer will hire a home inspector to walk the property for 2-4 hours, usually in the first 10 days of the contract. Make sure utilities are on, pets are secured, and the attic, crawlspace, and electrical panel are accessible. Plan to be out of the house during the inspection.

    Cost: $0 (buyer pays inspector)

  2. Review the inspection report and repair request

    YouWithin 1-3 days of receiving the request

    After the inspection, the buyer typically sends a written request: repair certain items, give a credit at closing, or some combination. Read the report carefully — focus on safety issues, structural problems, and big-ticket systems (roof, HVAC, plumbing, electrical) rather than cosmetic flaws.

    You'll need

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

    Cost: $0 to review

  3. Negotiate repairs or a closing credit

    Your agentWithin 1-5 days of the buyer's request

    You can agree to make repairs before closing, give the buyer a credit (lump sum off the price or toward closing costs) to handle repairs themselves, or refuse. Credits are often cleaner than scrambling to do repairs in two weeks. Your agent will counter on your behalf.

    You'll need

    • Repair estimates from licensed contractors, if needed

    Cost: Varies (typical credit $1,000-10,000)

  4. Sign the inspection resolution addendum

    YouBefore the inspection deadline expires

    Once both sides agree on repairs or credit, your agent will prepare a written addendum to the purchase contract. Sign it promptly — until it's signed, the buyer can still walk away. After signing, the inspection contingency is removed and you keep moving toward closing.

    You'll need

    • Inspection resolution addendum

    Cost: $0

Phase 5 of 7 · typically 2-3 weeks

Loan & Appraisal

Cooperate with the buyer's lender and appraiser, and handle a low appraisal if it comes back under the contract price.

  1. Provide access for the appraisal

    YouWithin 1-3 weeks of contract acceptance

    The buyer's lender will order an appraisal to confirm the home is worth what they're lending. An appraiser will spend 30-60 minutes measuring rooms and photographing the property. Make the home clean and presentable — appraisers do notice condition.

    You'll need

    • List of recent upgrades or improvements

    Cost: $0 (buyer pays appraisal fee)

  2. Handle a low appraisal if it happens

    Your agentWithin days of a low appraisal

    If the appraisal comes in below your contract price, the buyer's lender will only loan against the lower value. Your options: drop the price to match the appraisal, meet the buyer halfway, push back with comparable sales (an appraisal rebuttal), or let the buyer walk if their contract gives them that out.

    You'll need

    • Appraisal report
    • Comparable sales your agent finds

    Cost: Varies (often $5,000-25,000 in negotiation)

  3. Cooperate with last-minute lender requests

    You1-3 weeks before closing

    Underwriters sometimes request extra documents from the seller's side: HOA payoff, repair receipts for inspection items, or proof a roof or septic system was serviced. Respond fast — closings get delayed when the seller drags on these requests.

    You'll need

    • Receipts, invoices, or warranties as requested

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Wrap up repairs, sign Kansas-specific paperwork, review the closing disclosure, and pack out so the buyer can take possession.

  1. Complete any repairs you agreed to

    YouAt least 5-7 days before closing

    If the inspection addendum committed you to fixing items, get them done by a licensed contractor and save the receipts. Some buyers' lenders require proof of completed repairs before they'll fund the loan. Take photos of the finished work.

    You'll need

    • Contractor receipts
    • Before-and-after photos

    Cost: Varies by repair scope

  2. Coordinate the buyer's final walk-through

    Your agent1-2 days before closing

    The buyer usually walks through the home in the day or two before closing to confirm it's in the agreed condition and that any repairs are done. Make sure the house is clean, empty of belongings you're not leaving behind, and that included items (fridge, washer, dryer) are still there.

    Cost: $0

  3. Complete the Kansas Sales Validation Questionnaire

    Escrow / titleAt or before closing

    Kansas law requires a Sales Validation Questionnaire to be filed with the county appraiser for nearly every property sale. It captures the actual sale price, financing type, and property details for tax assessment. Your title company prepares it, but you'll need to sign and verify the information is accurate.

    You'll need

    • Sales Validation Questionnaire form

    Cost: $0

  4. Review your seller closing statement

    Escrow / title1-3 days before closing

    The title company will send you a seller settlement statement showing your sale price, mortgage payoff, prorated property taxes, agent commissions, title fees, and your net proceeds. Review every line. Question anything you don't recognize — small errors are easy to fix before closing, hard to fix after.

    You'll need

    • Seller settlement statement

    Cost: $0 to review

  5. Schedule utility transfer and final readings

    You1-2 weeks before closing

    Call gas, electric, water, internet, and trash providers to schedule disconnection or transfer on the closing date. Get final meter readings if your utility company requires them. Don't cancel before closing — appraisers and final walk-throughs need utilities running.

    You'll need

    • Utility account numbers

    Cost: $0 (final bills come after)

Phase 7 of 7 · typically Closing day plus a few days

Closing

Sign the deed, hand over the keys, get paid, and wrap up the loose ends after the sale records.

  1. Bring ID and required documents to closing

    YouClosing day

    Bring a government-issued photo ID, all keys, garage door remotes, gate codes, appliance manuals, and any HOA welcome materials. Many Kansas title companies will let you sign in advance or remotely, but check ahead.

    You'll need

    • Government-issued photo ID
    • All house keys and remotes

    Cost: $0

  2. Sign the deed and closing documents

    Escrow / titleClosing day

    At the title company you'll sign the deed transferring ownership, the final settlement statement, and any tax or affidavit forms. Read each one before signing. Kansas closings are typically handled by the title company — an attorney is not required to be there.

    You'll need

    • Deed
    • Settlement statement
    • Sales Validation Questionnaire
    • Any required affidavits

    Cost: Title and recording fees deducted from proceeds

  3. Handle FIRPTA withholding if you're a foreign seller

    Escrow / titleAt closing

    If you're not a U.S. citizen or permanent resident, federal law (FIRPTA) requires the buyer to withhold 10-15% of the gross sale price and send it to the IRS. This applies in Kansas just like every other state. Talk to a tax professional ahead of time — you may qualify for a reduced withholding certificate.

    You'll need

    • IRS Form 8288 and 8288-A
    • Withholding certificate, if applicable

    Cost: 10-15% of sale price (refundable when you file U.S. taxes)

  4. Hand over keys and possession

    YouClosing day

    Once the deed is signed and the sale records with the county (usually same day or next business day), hand over all keys, garage remotes, mailbox keys, and gate codes. Unless your contract says otherwise, the buyer takes possession at closing.

    Cost: $0

  5. Confirm payoff and receive your net proceeds

    Escrow / titleClosing day or next business day

    After recording, the title company pays off your old mortgage, settles agent commissions and fees, and sends your remaining proceeds by wire transfer or check. Wires usually land same-day; checks may take 1-2 business days. Confirm the wire instructions in person or by phone — wire fraud is common in real estate.

    You'll need

    • Verified wire instructions

    Cost: $0 (wire fee usually $25-35)

  6. Cancel your homeowners insurance

    YouDay after closing

    After the sale records and you've handed over possession, call your insurance company to cancel the policy effective the closing date. You'll typically get a prorated refund of any prepaid premium. Don't cancel before closing — you need coverage until the property officially changes hands.

    You'll need

    • Homeowners policy number
    • Confirmation the deed recorded

    Cost: $0 (refund issued to you)

Sources

  1. [1] NAR Settlement FAQs — Buyer Agreement Requirements
  2. [2] NAR Settlement FAQs — MLS and Compensation Rule Changes
  3. [3] Kansas Real Estate Commission — Compensation and Disclosure Guidance
  4. [4] IRS — FIRPTA Withholding
  5. [5] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  6. [6] K.S.A. 58-4601 et seq. — Kansas Uniform Common Interest Owners Bill of Rights Act
  7. [7] K.S.A. 58-4616 — Resale Disclosure and Buyer Rescission Rights
  8. [8] EPA — Real Estate Disclosure for Lead-Based Paint
  9. [9] Kansas Real Estate Commission — Federal Disclosure Requirements
  10. [10] K.S.A. 65-1,201 et seq. — Methamphetamine Contaminated Property
  11. [11] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  12. [12] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  13. [13] K.S.A. 58-30,109 — Required Written Disclosure
  14. [14] K.S.A. 58-30,106 — Licensee Duties Including Disclosure of Material Facts
  15. [15] Kansas Real Estate Commission — Seller's Disclosure Form
  16. [16] K.S.A. 58-30,105 — Single Agency Duties
  17. [17] K.S.A. 58-30,106 — Transaction Broker Duties
  18. [18] K.S.A. 58-30,109 — Disclosure of Brokerage Relationship Required
  19. [19] K.S.A. 58-30,101 et seq. — Brokerage Relationships in Real Estate Transactions Act
  20. [20] Kansas Real Estate Sales Validation Questionnaire — K.S.A. 79-1437f et seq.
  21. [21] Kansas Real Estate Commission — Closing and Settlement Guidance
  22. [22] K.S.A. 58-3078 — Prohibition on Unauthorized Legal Instrument Preparation
  23. [23] Kansas Real Estate Commission — Approved Forms
  24. [24] K.S.A. 79-1437f et seq. — Real Estate Sales Validation Questionnaire
  25. [25] Kansas Real Estate Commission — Closing Compliance References
  26. [26] K.A.R. 86-3-6 — Trust Account Requirements
  27. [27] K.S.A. 58-3075 — Broker Accountability for Trust Funds

Last updated May 15, 2026