Thinking about listing your Collin County home and not sure where to start? You want the best price, a smooth sale, and the right plan to get there without overspending. With a clear checklist, local insights, and the right vendors, you can hit the market with confidence. Below is your step-by-step plan tailored to Collin County, plus smart ways to vet local pros and links to trusted Texas resources. Let’s dive in.
Your 4 to 6 week plan
4 to 6 Weeks: Plan Big Items
- Order an optional pre-listing home inspection to spot surprises early. Typical cost: $300 to $600. Add-ons like a termite inspection may run $50 to $150 and a sewer scope $150 to $300.
- Evaluate structure and roof. If you see cracks or sticking doors, get a foundation estimate. Schedule a roof inspection to check shingles, flashing, and potential leaks.
- Gather key documents: permits, HOA docs, warranties, utility bills, any survey, and appliance manuals. Check for open permits or code issues with your city’s building department.
- Tackle safety and system repairs first. Address electrical hazards, leaking plumbing, gas issues, active mold, or major HVAC problems. Plan an HVAC tune-up and filter change.
Costs vary by scope. Minor roof repairs often run $200 to $2,000. Foundation repairs can range from $1,000 to $10,000+ depending on findings.
2 to 4 Weeks: Polish and Present
- Deep clean and declutter. A professional deep clean typically costs $150 to $400. Consider short-term storage to simplify rooms and closets.
- Paint and minor fixes. Neutralize bold colors and repair drywall or trim. Budget $200 to $2,500 depending on how many rooms you address.
- Boost curb appeal. Mow and edge, refresh mulch, trim shrubs, and power-wash flatwork. Expect $150 to $1,200 for a light refresh, with more comprehensive projects running higher.
- Stage for impact. Professional staging often runs $500 to $3,000+ per month depending on scope. Virtual staging can be a lower-cost alternative for select rooms or vacant spaces.
- Book professional photos. A full package with drone or 3D can run $150 to $500+. Quality images help you stand out in Collin County’s competitive buyer pool.
1 Week to Launch: Final Prep
- Finish last touch-ups and keep the home scent-free. Water and edge the lawn, replace any burnt-out bulbs, and keep counters clear.
- Depersonalize. Pack personal photos and sensitive items to help buyers focus on the home.
- Prepare a buyer info packet. Include recent utility bills, warranties, permits, HOA docs, and your completed seller’s disclosure.
- Create a showing routine. Set a comfortable thermostat, secure valuables, and make sure the home is bright and welcoming.
Collin County issues to address early
Foundation and Expansive Soils
Much of North Texas has expansive clay soils that swell and contract with moisture changes. This can lead to foundation movement and visible cracking. If you see signs of movement, get a reputable foundation contractor or engineer to evaluate. Review guidance from the Texas A&M AgriLife Extension to understand local soil behavior and maintenance.
Termites and Wood-Destroying Insects
Subterranean termites are common in Texas. A wood-destroying insect inspection is standard for many buyers and lenders. If you have prior treatment records or ongoing service, gather those documents to reassure buyers.
Hail, Wind, and Storm History
North Texas weather can be hard on roofs. Check for hail impact, lifted shingles, or past repair invoices. If you filed a claim, keep your documentation. For insurance-related guidance, consult the Texas Department of Insurance.
Flooding and Drainage
Even if a home is not in a mapped flood zone, drainage issues can affect buyer confidence. Review your property’s status on the FEMA Flood Map Service Center, and address grading or gutter problems if needed.
Permits and Unpermitted Work
Unpermitted additions or conversions can slow a closing. Verify permits with your city’s building department. Start with your city’s site, such as City of McKinney, City of Plano, or City of Frisco, and confirm any needed close-outs.
Required disclosures and documents in Texas
- Complete the Seller’s Disclosure Notice. The Texas Real Estate Commission provides the standard form. Fill it out honestly and early to streamline the process.
- Homes built before 1978 require a federal lead-based paint disclosure and pamphlet. Have this ready if applicable.
- If your home is in an HOA, confirm what documents and fees are required for the sale. Order HOA documents in time to meet contract deadlines.
- Gather closing-related items. This includes any existing survey, deed information, lien details, contractor lien releases, and recent tax information. Property tax and parcel information can be found via the Collin Central Appraisal District.
Smart vendor choices and how to vet them
Who you may need
- Listing agent and REALTOR
- Home inspector
- Foundation contractor or structural engineer
- Roofing contractor
- Licensed electrician and plumber
- HVAC contractor
- General contractor for grouped repairs
- Pest inspector and treatment provider
- Painter and handyman
- Real estate photographer and 3D/virtual tour provider
- Home stager or virtual staging service
- Landscaper and power-wash crew
- Cleaning service and move-out cleaners
- Moving and storage providers
Where to find them
- Ask your listing agent for a vetted list and recent client feedback.
- Use local directories and neighborhood groups for referrals.
- Check trade associations and certifications. For inspectors, review InterNACHI standards and directories. Verify state licensing where applicable.
- Confirm permit history with your city’s building department when the work requires it.
Vetting checklist
- Licensing and insurance. Ask for license numbers and insurance certificates.
- Recent local experience. Request three references with before and after photos.
- Permits and code. Confirm who pulls permits and how close-out is handled.
- Written estimates and warranties. Get line-item scopes and warranty terms in writing.
- Timeline and communication. Confirm start dates, daily updates, and cleanup.
- Payment terms and lien waivers. Align on milestones and collect waivers with payments.
Cost ranges to set your budget
- Pre-listing home inspection: $300 to $600
- Termite inspection: $50 to $150
- Minor roof repairs: $200 to $2,000; full replacement varies higher
- Foundation repairs: $1,000 to $10,000+ depending on scope
- HVAC tune-up: $75 to $200
- Interior paint touch-ups: $200 to $1,000+ per room
- Staging: $500 to $3,000+ per month
- Pro photography and 3D/drone: $150 to $500+
- Deep cleaning: $150 to $400
- Landscaping refresh: $150 to $5,000 depending on scope
Actual costs vary with home size, condition, and vendor availability. Get written estimates before authorizing work.
Fix, credit, or price: a simple framework
- Fix items that affect safety, structure, or major systems. These can block financing or alarm buyers.
- Offer credits or adjust price for minor cosmetic issues where preferences vary.
- Compare cost to benefit. If a repair likely lifts price or shortens days on market, it is often worth doing in advance.
Ready to list with confidence
A clear plan and the right local team reduce stress and protect your bottom line. If you want a customized prep plan, vendor introductions, and a market-driven pricing strategy, connect with KW 1st Team. We help you focus on the updates that matter and launch with standout marketing.
FAQs
What should Collin County sellers fix before listing?
- Prioritize safety and system issues like roof leaks, electrical hazards, plumbing leaks, HVAC failures, and foundation concerns, then address cosmetic items that offer strong visual impact.
Do I need a pre-listing inspection in Collin County?
- It is optional but helpful. It can surface issues on your timeline, support accurate disclosures, and reduce surprises during buyer inspections.
How do I check if my home is in a flood zone?
- Review your address on the FEMA Flood Map Service Center and consider any drainage concerns even if you are not in a mapped floodplain.
How can I verify permits for past work on my home?
- Start with your city’s building department website for permit records and close-outs, such as City of McKinney, City of Plano, or City of Frisco.
Where can I find the required seller disclosures in Texas?
- The standard Seller’s Disclosure Notice and guidance are available from the Texas Real Estate Commission. Complete it early and update it as needed.
