Thinking about selling your McKinney home but not sure where to start? A clear plan can turn a stressful month into a focused, step-by-step path to the best result. You want strong photos, smart pricing, and a smooth contract. This guide gives you a 30-day timeline built for McKinney and Collin County, plus the Texas-specific documents and costs to expect. Let’s dive in.
Why a 30-day plan works here
McKinney moves with broader Dallas–Fort Worth trends. Inventory, mortgage rates, and new-construction competition all affect time on market and pricing. A tight 30-day plan helps you control what you can: presentation, pricing strategy, and fast response to buyers.
You should anchor your decisions in current data such as days on market and active inventory. Ask your agent to pull the latest MLS comps and to benchmark against nearby new builds and incentives. Local details like HOA rules, property taxes, and flood zone status also matter to buyers in Collin County.
Days 30–18: Prepare to list
Your goal in this phase is to remove obstacles and gather everything buyers and title will need.
Gather key documents
- Property deed, mortgage payoff, recent property tax statement, and utility info. You can confirm assessed values and records through the Collin Central Appraisal District.
- Complete the TREC Seller’s Disclosure Notice accurately and early.
- For homes built before 1978, provide the required lead-based paint disclosure and the EPA pamphlet, which you can find on the EPA lead resource page.
- If you are in an HOA, request the HOA resale certificate and governing documents now. Some associations take time to prepare.
- Locate your existing survey. If you cannot find it, discuss whether to order a new one.
Fix safety and system items first
- Service HVAC and water heater, check for roof or plumbing leaks, and address electrical hazards.
- Handle simple cosmetic wins: neutral touch-up paint, replace broken tiles, repair door hardware, refresh caulk, and tidy landscaping.
- If larger repairs are likely, get estimates so you can decide to fix or offer a credit.
Consider a pre-listing inspection
- Optional, but it can reduce surprise repair requests and speed negotiations.
Price with purpose
- Have your agent pull closed comps from the last 6–12 months plus current actives and pendings in your subdivision. Compare to nearby new-construction pricing and incentives so you know your competition.
- Decide on a strategy: market-aligned pricing for faster traction, strategic underpricing to attract multiple offers, or an aspirational number if you have time and flexibility.
Start staging and logistics
- Declutter and depersonalize rooms, deep clean, organize closets, and secure valuables.
- Plan media needs: professional photography, a floor plan, and possibly a 3D tour. If considering drone images, confirm any City of McKinney or HOA rules on aerials.
Days 17–7: Produce and finalize
This phase turns your preparation into polished marketing.
Capture professional media
- Book high-quality photography, including exterior, kitchen, living spaces, primary suite, and backyard. Twilight images can help if your home shows well at dusk.
- Add a floor plan and a simple property map that highlights proximity to parks, trails, or the historic downtown district.
- Create a virtual or 3D tour if you expect out-of-area buyers.
Finalize your listing
- Confirm list price and ensure MLS details are precise: square footage, lot size, rooms, year built, HOA details, and features list.
- Write clear, benefits-focused marketing copy. Buyers often ask about commute times to Plano and Dallas employers, parks and trails, and community amenities in places like Craig Ranch or Stonebridge Ranch.
- Prepare printed feature sheets, an upgrades list, and recent utility averages if available.
Stage for showings
- Boost curb appeal: pressure wash hardscapes, fresh mulch, seasonal plants, and replace any burned-out bulbs.
- Set showing instructions and pet plans. Decide on lockbox access and showing windows.
- Target a midweek launch so you capture weekend traffic.
Days 6–0: Launch and manage offers
Time to go live and keep momentum strong.
Marketing push
- MLS goes live and syndicates to consumer sites. Use email to alert agents and buyers, place signage, and consider targeted digital ads.
- Host an open house if it suits your property and timeline. Keep the home show-ready each day.
Offer strategy
- If multiple offers are likely, set a clear deadline and outline how offers will be evaluated: price, financing type, earnest money, option period, and closing date.
- Verify buyer strength with pre-approval letters and lender details. Look closely at contingencies and proposed timelines.
Negotiate and accept
- Decide whether to accept as-is, request repairs or credits, counter price or terms, or ask for a shorter option period.
- Once accepted, the buyer deposits earnest money per contract. You will then coordinate with the title company and provide access for inspections.
After you accept an offer
Most financed purchases close in about 21 to 45 days, depending on lender speed and appraisals.
The option period in Texas
- Buyers commonly pay an option fee for a set number of days to terminate for any reason. Learn more about Texas contracts and timelines through Texas REALTORS.
What to expect next
- Title opens and preliminary title work begins. You will respond to any requests for HOA documents and your completed disclosures.
- The buyer completes inspections during the option period, then you may negotiate repairs or credits.
- If the buyer is financing, an appraisal is ordered. You will resolve any appraisal gaps through price changes or concessions if needed.
- The buyer conducts a final walk-through before closing.
Key Texas disclosures and documents
Be accurate and timely with required paperwork.
- Complete the TREC Seller’s Disclosure Notice.
- Provide the federal lead-based paint disclosure and EPA pamphlet for homes built before 1978 using the EPA’s lead guidance.
- Order the HOA resale certificate and governing documents if your home is in an HOA.
- Provide an existing survey if you have one, or discuss ordering a new one.
- Disclose any known material facts, such as prior flooding or unpermitted work. You can check flood status by address on the FEMA Flood Map Service Center.
- Texas licensees must provide the TREC “Information About Brokerage Services” form, available on the TREC website.
Costs to expect at closing
Plan for these common seller expenses. Amounts vary by property and negotiation.
- Commission is negotiable. In many U.S. markets, the combined broker compensation often falls near 5 to 6 percent, typically split between listing and buyer brokers.
- In Texas, sellers often pay for the owner’s title policy, plus some closing costs. Confirm details with your contract and title company.
- Prorated property taxes for the days you owned the home in the current year. You can review assessed values and tax records via Collin CAD.
- HOA transfer and resale certificate fees where applicable.
- Any agreed credits, repairs, or concessions.
- Mortgage payoff and any prepayment penalties.
- Utilities and routine expenses through the date of closing.
McKinney marketing that moves buyers
Use local points of value that buyers ask about most.
Messaging that resonates
- Proximity to the historic downtown district, parks and trails, and commute access to Plano and Dallas employers.
- School district information is important to many buyers, so include boundary verification resources such as McKinney ISD where appropriate.
Visuals that sell
- Professional photography is essential. Add a floor plan and a simple map that orients your home to nearby amenities.
- Use drone images only when they add value and local rules allow. Check general city information at the City of McKinney.
Staging priorities
- Exterior: mow and edge, trim shrubs, clean hardscapes, refresh house numbers or mailbox if worn, and add potted seasonal plants.
- Interior: declutter counters and personal items, deep clean carpets, touch up paint in neutral tones, and ensure consistent warm lighting.
- Kitchen and baths: clear counters, polish fixtures, and refresh caulk or grout.
- Scents and safety: neutralize odors, avoid strong fragrances, remove tripping hazards, secure medications and valuables.
Showing logistics
- Offer flexible showing windows and lockbox access to cooperating agents. Keep a daily checklist for lights, temperature, and tidy rooms.
Your 30-day checklist
Use this quick-reference list to stay on track.
Days 30–18
- Gather deed, mortgage payoff, tax statement, warranties, and manuals.
- Complete the TREC disclosure and, if applicable, the lead-based paint documents.
- Request HOA resale documents.
- Locate or order a survey.
- Schedule repairs and consider a pre-listing inspection.
- Start decluttering and staging.
- Review comps and pricing strategy with your agent.
Days 17–7
- Finish repairs and final staging touches.
- Book professional photos, floor plan, and optional 3D tour.
- Confirm listing price and MLS details.
- Prepare feature sheets and an upgrades list.
- Set showing rules and open house plans.
Days 6–0
- Go live on MLS and push marketing.
- Host showings and, if desired, an open house.
- Review offers, verify financing, and negotiate terms.
- Accept the best offer for your goals.
Post-contract
- Provide documents to the title company.
- Allow buyer inspections during the option period and negotiate repairs or credits.
- Complete any agreed repairs and prepare for utilities transfer and move-out.
Ready to list with a clear plan, polished marketing, and confident negotiation? Reach out to Leigh Calvert to put this 30-day strategy to work for your McKinney sale.
FAQs
How should I price my McKinney home for best results?
- Use recent closed comps in your subdivision, compare to active and pending listings, and factor in new-construction incentives. Choose a strategy that fits your timing and risk tolerance.
What repairs should I handle before listing in Collin County?
- Prioritize safety and system items like HVAC service, roof or plumbing leaks, and electrical hazards. Then tackle high-impact cosmetic updates such as paint, lighting, and landscaping.
How long does closing take in Texas after I accept an offer?
- Most financed purchases close in about 21 to 45 days depending on lender speed, appraisal timing, and the negotiated date. Cash buyers can close faster.
Do I need to be present for showings and open houses?
- No. It is best to leave during showings so buyers can speak freely. Secure pets and valuables and keep the home show-ready.
What disclosures are required for Texas home sellers?
- Complete the TREC Seller’s Disclosure, provide the federal lead-based paint disclosure for homes built before 1978, and disclose known material facts such as prior flooding or unpermitted work.
How do HOAs impact the sale timeline in McKinney?
- HOA resale certificates and documents can take time to prepare. Request them early to avoid delays and share them promptly with the buyer and title.
