Kentucky process · seller view

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

This checklist walks you through every step of selling a home in Kentucky, from picking a listing agent to handing over the keys.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-8 weeks

Pre-Offer

You prep the home, pick an agent, set a price, and put the listing on the market. This phase ends when you accept an offer.

  1. Interview and pick a listing agent

    You4-6 weeks before you want to list

    Meet with 2-3 listing agents and compare their pricing strategy, marketing plan, and commission rate. Kentucky brokerages each set their own fees, so it is normal to negotiate the rate that ends up in your listing agreement.

    Cost: $0

  2. Sign the Kentucky Agency Consent Form

    Your agentAt first substantive meeting with your agent

    Your agent must give you the KREC-approved Agency Consent Form at or before you sign a listing agreement. It explains seller agency, buyer agency, dual agency, and designated agency so you know exactly who your agent represents.

    You'll need

    • Photo ID

    Cost: $0

  3. Sign the listing agreement

    Your agentOnce you have chosen an agent

    Read the listing agreement carefully before signing. Check the listing term, the commission you owe your brokerage, what you are willing to offer a buyer's agent (if anything), cancellation terms, and whether the agreement is exclusive.

    You'll need

    • Most recent property tax bill
    • Mortgage payoff estimate

    Cost: $0

  4. Complete the Seller's Disclosure of Property Conditions

    YouBefore the home goes live on the market

    Kentucky requires you to fill out the Seller's Disclosure of Property Conditions form before or at the time you sign a contract. You only have to disclose what you actually know, but you must be honest about defects in the roof, foundation, plumbing, electrical, HVAC, water, sewer or septic, and any environmental hazards.

    You'll need

    • Records of past repairs
    • Permit records (if any)

    Cost: $0

  5. Prepare the federal lead-based paint disclosure (homes built before 1978)

    YouBefore signing any purchase contract

    If your home was built before 1978, federal law requires you to disclose any known lead-based paint and give buyers the EPA pamphlet plus a 10-day window to test. This rule comes from the federal Title X program and applies in Kentucky just like every other state.

    You'll need

    • Any past lead inspection or risk assessment reports

    Cost: $0

  6. Gather property documents

    YouBefore listing

    Pull together the deed, most recent survey, current mortgage statement, property tax bills, utility bills, appliance manuals, warranties, and records of major repairs. Your agent and the closing attorney will need most of these later.

    You'll need

    • Deed
    • Mortgage statement
    • Property tax bills
    • Utility bills (last 12 months)
    • Repair receipts

    Cost: $0

  7. Prep the home for showings and photos

    You1-3 weeks before listing

    Declutter, deep-clean, handle obvious repairs, touch up paint, and stage key rooms. Plan to be out of the house during professional photos and showings so buyers can picture themselves living there.

    Cost: $200-3,000 typical

  8. Set the list price with your agent

    Your agentJust before listing

    Your agent will pull recent comparable sales ("comps") in your neighborhood and recommend a list price range. Discuss whether to price at market, slightly under to drive multiple offers, or slightly over to leave room to negotiate.

    Cost: $0

  9. Put the home on the market

    Your agentListing day

    Your listing agent posts the home to the MLS and syndicates it to public sites like Zillow and Realtor.com. As of August 17, 2024, MLS listings in Kentucky cannot advertise an offer of buyer-agent compensation, so any compensation you offer the buyer's agent has to be handled outside the MLS in the contract.

    Cost: $0

Phase 2 of 7 · typically Days to weeks

Offer

Buyers tour the home and submit written offers. You review, negotiate, and accept the one that works best for you.

  1. Review each incoming offer with your agent

    Your agentWithin hours of each offer arriving

    For every offer, compare price, earnest money amount, financing type (cash, conventional, FHA, VA), contingencies, requested closing date, and any seller concessions. Price is not the only thing that matters — a clean cash offer can beat a higher price with shaky financing.

    Cost: $0

  2. Decide how to handle buyer-agent compensation

    Your agentWhen evaluating offers

    After the August 17, 2024 NAR settlement changes, buyers and their agents sign a written agreement spelling out what the buyer's agent will be paid. Many Kentucky buyers ask the seller to cover that fee in the purchase contract as a concession — talk through with your agent whether covering some, all, or none of it makes your home more competitive.

    Cost: varies

  3. Counter or negotiate terms

    Your agent1-3 days after each offer

    You can accept, reject, or counter any offer. Common things to counter on are price, closing date, inspection timeline, repair credits, what stays with the home (appliances, fixtures), and rent-back terms if you need extra time after closing.

    Cost: $0

  4. Sign the Kentucky purchase agreement

    Your agentOnce you and the buyer agree on terms

    Most Kentucky residential deals use the Kentucky REALTORS (KAR) standard residential purchase agreement. Read it carefully — pay attention to the inspection window, financing contingency deadline, closing date, what conveys with the property, and any seller-paid concessions.

    Cost: $0

  5. Confirm earnest money lands in the broker's trust account

    Your agentWithin a few business days of contract acceptance

    Kentucky rules require the brokerage holding earnest money to deposit it into a designated trust or escrow account within a reasonable time after receipt. Ask your agent to confirm in writing when the deposit clears so you know the buyer has skin in the game.

    Cost: $0

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

Under Contract

The deal is signed. Now you deliver disclosures, open escrow with the closing agent or attorney, and keep the home in good shape.

  1. Open escrow with the title company or closing attorney

    Escrow / titleWithin a few days of contract acceptance

    Your agent or the buyer's agent will send the executed contract and earnest money to the closing agent (a title company, title agency, or attorney). The closing agent orders the title search, prepares the title commitment, and starts coordinating with the lender.

    You'll need

    • Executed purchase agreement

    Cost: $0

  2. Confirm a Kentucky attorney will prepare the deed

    AttorneyEarly in the under-contract period

    In Kentucky, drafting a deed is the practice of law and must be done by a licensed Kentucky attorney. Confirm with your closing agent who the attorney is — sometimes the title company has one on staff, sometimes you select your own.

    Cost: $150-500 typical (attorney deed prep)

  3. Deliver disclosures to the buyer

    Your agentAt or before contract signing

    Send the completed Kentucky Seller's Disclosure of Property Conditions and the federal lead-based paint disclosure (if the home is pre-1978) to the buyer through your agent. Make sure both you and the buyer sign and date them.

    You'll need

    • Seller's Disclosure of Property Conditions
    • Lead-based paint disclosure (if applicable)

    Cost: $0

  4. Deliver condo or HOA documents (if applicable)

    YouWithin the first week under contract

    If you are selling a condo unit, Kentucky's Horizontal Property Law requires you to provide the buyer with the declaration, bylaws, rules, current financial statements, and notice of any pending special assessments. Order these from the condo association as soon as you are under contract — they often take a week or more to produce.

    You'll need

    • Condo declaration
    • Bylaws
    • Rules and regulations
    • Recent financial statements
    • Special assessment notices

    Cost: $50-300 typical (HOA document fee)

  5. Disclose known environmental hazards

    YouOn the disclosure form, before contract

    Under Kentucky's Seller's Disclosure rules, you must disclose any known environmental issues. That includes underground storage tanks (active, abandoned, or removed) and any history as a former methamphetamine lab that has not been certified as remediated by the local health department.

    You'll need

    • Any UST registration or removal records
    • Any meth-lab remediation certifications

    Cost: $0

  6. Order a payoff statement from your mortgage lender

    You2-3 weeks before closing

    Ask your current mortgage lender for a written payoff statement good through the closing date. The closing agent uses this number to wire off your existing mortgage from the sale proceeds.

    You'll need

    • Mortgage account number

    Cost: $0-30 typical (payoff fee)

Phase 4 of 7 · typically 7-14 days after contract

Inspection

The buyer hires inspectors to check the home, then comes back with a list of repair or credit requests. You negotiate what gets fixed.

  1. Give the buyer and inspectors access

    YouWithin the inspection window in the contract

    Plan to be out of the house for 2-4 hours while the buyer's general home inspector walks the property. The buyer may also bring specialists for the roof, HVAC, sewer line, radon, or pests. Leave utilities on and clear access to the attic, crawl space, and electrical panel.

    Cost: $0

  2. Review the inspection findings with your agent

    Your agent1-2 days after inspections

    Once the buyer shares the inspection report, sit down with your agent and split issues into three buckets: real safety or structural problems, normal wear-and-tear, and cosmetic preferences. You generally only need to negotiate on the first bucket.

    You'll need

    • Inspection report from buyer

    Cost: $0

  3. Respond to the buyer's repair request

    Your agentWithin the inspection window

    Buyers usually ask for repairs, a price reduction, or a closing-cost credit. You can accept, counter, or refuse. Decide what is reasonable given how the home is priced and how many other buyers are waiting in the wings.

    Cost: varies

  4. Complete any agreed repairs

    YouBefore final walkthrough

    If you agree to fix items yourself, hire licensed contractors where required (electrical, plumbing, HVAC, gas) and keep all receipts and invoices. The buyer's agent will likely ask for proof before closing.

    You'll need

    • Contractor invoices and receipts

    Cost: varies

  5. Address environmental findings if they come up

    YouAs soon as findings are reported

    If inspectors flag radon, mold, a leaking underground storage tank, or evidence of past meth contamination, take it seriously. Kentucky law requires meth-contaminated properties to be properly remediated and certified before occupancy, and unaddressed UST issues can trigger major environmental liability.

    You'll need

    • Test reports
    • Remediation certifications

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finalizes financing. Your job is to keep the property accessible and in the same condition it was when the contract was signed.

  1. Let the appraiser into the home

    YouUsually 1-3 weeks after contract acceptance

    The buyer's lender will send a licensed appraiser to walk the property and confirm it is worth the contract price. Make the home easy to view — clean, accessible, with all utilities on — and share any recent upgrades or comps your agent gave you.

    You'll need

    • List of recent upgrades and improvements

    Cost: $0

  2. Have a plan if the appraisal comes in low

    Your agentWithin days of getting the appraisal back

    If the appraisal is below the contract price, you and the buyer have a few options: lower the price to match, split the difference, the buyer brings extra cash to closing, or ask the lender for a reconsideration of value with fresh comps. Talk through which one keeps the deal alive without giving away too much.

    Cost: $0

  3. Respond to lender requests for property info

    YouThroughout underwriting

    Underwriters sometimes ask for extra documents — recent receipts for big repairs, proof a roof was replaced, HOA contact info, or proof of insurance. Get them to your agent or the closing agent fast so the buyer's loan does not stall.

    Cost: $0

  4. Maintain the property until closing

    YouThrough closing

    Keep the lawn mowed, the utilities on, and the home in the same condition it was in when the buyer signed. If a tree falls or a pipe bursts, tell your agent immediately — the buyer may have a right to back out or renegotiate if condition changes.

    Cost: varies

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

The last 1-2 weeks before closing. You confirm numbers, do a final walkthrough, and get the house ready to hand over.

  1. Review your settlement statement

    Escrow / title2-3 days before closing

    Your closing agent will send a draft settlement statement (sometimes called an ALTA statement) showing every credit and charge on your side: sale price, payoff of your mortgage, transfer tax, broker commissions, attorney fees, and your net proceeds. Review it line by line and flag anything that looks wrong.

    You'll need

    • Draft settlement statement

    Cost: $0

  2. Confirm the Kentucky real estate transfer tax

    Escrow / titleBefore closing

    Kentucky charges a real property transfer tax of $0.50 per $500 of the sale price (about $1.00 per $1,000). On a $300,000 sale, that's roughly $300. The seller customarily pays it at closing unless the contract says otherwise.

    Cost: $1.00 per $1,000 of sale price

  3. Handle FIRPTA withholding if you are a foreign seller

    Escrow / titleAs soon as you know it applies

    If you are not a U.S. citizen or resident alien for tax purposes, the federal Foreign Investment in Real Property Tax Act requires the buyer to withhold up to 15% of the gross sale price and send it to the IRS. Tell your closing agent and tax advisor early — there are exemptions and reduced rates, but they take paperwork.

    You'll need

    • IRS Form 8288
    • IRS Form 8288-A
    • Withholding certificate (if applying for one)

    Cost: Up to 15% of sale price (refundable via tax return)

  4. Coordinate the buyer's final walkthrough

    Your agentDay before or morning of closing

    Buyers typically do a final walkthrough in the 24-48 hours before closing to confirm the home is in the agreed condition and any promised repairs were done. Make sure the home is clean, the agreed items are still there, and the agreed items that were supposed to go are gone.

    Cost: $0

  5. Schedule utility transfers and final readings

    You1 week before closing

    Call each utility (electric, gas, water, trash, internet) and schedule final readings for the day of closing. You don't want to keep paying for utilities at a house you no longer own, but cutting them off too early can spoil the final walkthrough.

    Cost: $0

  6. Gather keys, remotes, codes, and manuals

    YouDay of closing

    Pull together every house key, mailbox key, garage door remote, gate fob, alarm code, and appliance manual. Put them in one labeled box that you can hand over at closing or leave on the counter for the buyer.

    Cost: $0

  7. Move out completely

    YouBefore final walkthrough

    Be fully moved out before the final walkthrough unless your contract has a rent-back. Leave the home broom-clean, take all personal items (including from the attic and crawl space), and patch obvious holes from pictures or shelves.

    Cost: $500-3,000 typical (movers)

Phase 7 of 7 · typically 1 day

Closing

You sign the deed and settlement documents, the buyer's funds clear, and ownership transfers. You walk away with your net proceeds.

  1. Sign the deed prepared by your attorney

    AttorneyAt closing

    A licensed Kentucky attorney will have prepared the deed transferring ownership to the buyer. You sign it in front of a notary at closing. The deed is then recorded with the county clerk after the buyer's funds clear.

    You'll need

    • Government-issued photo ID

    Cost: $150-500 typical (attorney deed prep)

  2. Sign the rest of the closing documents

    Escrow / titleAt closing

    You'll also sign the settlement statement, an affidavit of title (confirming no new liens), a FIRPTA non-foreign certification (if you're a U.S. person), and any state or county transfer tax forms. Bring a government-issued photo ID.

    You'll need

    • Government-issued photo ID
    • Wire instructions for proceeds

    Cost: $0

  3. Pay seller closing costs out of proceeds

    Escrow / titleAt closing

    Your closing agent will pull seller-side costs out of the sale proceeds before you get your check or wire. Typical seller costs in Kentucky include the transfer tax, broker commissions, attorney deed-prep fee, payoff of any existing mortgage, prorated property taxes, and any seller-paid concessions.

    Cost: Typically 6-9% of sale price

  4. Hand over keys and possession

    YouAt or shortly after closing

    Once the deed is signed and funds are confirmed by the closing agent, give the buyer all the keys, remotes, fobs, codes, and manuals you gathered. Possession usually transfers immediately unless the contract spells out a different time.

    Cost: $0

  5. Receive your sale proceeds

    Escrow / titleSame day or next business day

    Once the buyer's funds clear and the deed is recorded, your closing agent will send your net proceeds by wire transfer or check. Wire transfers are faster but require you to confirm the wire instructions in person or by phone with someone you know — wire fraud is common in real estate.

    You'll need

    • Verified wire instructions

    Cost: $0-50 typical (wire fee)

  6. Cancel insurance and update your records

    YouWithin a week after closing

    After the deed is recorded, cancel your homeowners insurance (effective the day of closing) and ask for any unused premium back. Update your address with the post office, the IRS, banks, and your driver's license. Keep your closing packet — you'll need it for next year's taxes.

    You'll need

    • Closing packet
    • Recorded deed copy

    Cost: $0

Sources

  1. [1] NAR Settlement and Antitrust Context
  2. [2] NAR Settlement FAQs
  3. [3] NAR Settlement Compensation Guidance
  4. [4] NAR Settlement Practice Changes
  5. [5] IRS FIRPTA Withholding
  6. [6] IRS Form 8288 FIRPTA Withholding
  7. [7] KRS Chapter 381 Horizontal Property Law
  8. [8] KRS §224.01-410 Meth Lab Disclosure
  9. [9] Kentucky Underground Storage Tank Program
  10. [10] KREC Agency Relationships and Disclosure
  11. [11] KREC Trust Account Rules
  12. [12] KRS §524.130 Unauthorized Practice of Law
  13. [13] Kentucky Bar Association Unauthorized Practice of Law
  14. [14] KREC Agency Disclosure Requirements
  15. [15] KREC Trust Account Requirements
  16. [16] KRS §324.360 Seller's Disclosure
  17. [17] KREC Seller Disclosure Requirements
  18. [18] Kentucky REALTORS Standard Forms
  19. [19] KREC Transaction Standards
  20. [20] KRS §142.050 Real Estate Transfer Tax
  21. [21] Kentucky Department of Revenue Transfer Tax

Last updated May 15, 2026