The Complete Checklist for Selling Your Home in Waco TX

Selling your home in Waco isn’t just about timing the market—it’s about mastering the details that turn a “For Sale” sign into a done deal. Whether you're relocating, upsizing, or cashing out, how you prepare your home can impact everything from buyer interest to your final sales price. In a city like Waco—where demand stays strong but buyers are selective—your listing needs more than a fresh coat of paint. It needs a plan. Here’s where to start.

This guide walks you through the entire process:

• First, we’ll explore why the Waco market calls for smart strategy

• Then, we’ll help you decide whether to hire an agent or sell on your own

• Finally, we’ll give you a complete checklist to get your home ready for market

Why the Waco Market Deserves a Smart Selling Strategy

Waco, TX continues to attract buyers from across Texas—and beyond—thanks to its affordability, location, and strong community roots. But selling successfully here means understanding the pace and preferences of the local market.

As of May 2025, the median home price in Waco is $264,000, with an average days on market of 50 (Redfin, 2025). That means homes aren’t flying off the shelves—but the right listing at the right price can still move quickly.

Homes in areas like Woodway, China Spring, and Downtown Waco tend to attract well-informed buyers who:

• Use listing alerts and search filters daily

• Expect homes to be clean, decluttered, and priced reasonably

• Are often financing, which means your home must pass appraisal

If you’re thinking about selling, you’ll want to start by deciding how you want to list—and what that means for your timeline and bottom line.

Agent vs. FSBO: What Waco Sellers Should Consider Before Choosing a Path

Some sellers wonder if they can save money by listing their home without a real estate agent (known as “FSBO,” or For Sale By Owner). While it’s possible, there are trade-offs to consider.

Selling with an Agent

In Waco, most homes are sold through agents—and for good reason. Here’s what a local agent brings to the table:

• Accurate pricing guidance based on comps and buyer behavior

• Marketing reach: MLS access, pro photography, and local networking

• Negotiation experience to handle repairs, appraisals, and closing terms

• Legal protection and contract management

Agents typically charge a commission of 5–6%, shared between the listing and buyer’s agents.

Selling FSBO

Some sellers opt to go it alone. FSBO offers:

• No listing agent commission

• Full control over scheduling and negotiations

But it also comes with risks:

• Limited visibility (no MLS access unless you pay separately)

• No formal negotiation support

• High time commitment

• Potential legal exposure if disclosures or contracts are incomplete

Local Market Snapshot

Tip: Not sure yet? Talk to a local agent—many offer free consults with no pressure to sign.

The Complete Checklist for Selling Your Home in Waco TX

Once you’ve decided on your approach, it’s time to prepare your home for market. Here’s a step-by-step checklist that helps homes across Waco sell faster—and for more.

Step 1: Evaluate and Plan

• Research comparable sales in your neighborhood (past 90 days)

• Decide on your target timeline: are you aiming for a quick sale or top-dollar?

• Meet with a local agent for a pre-list consult or CMA

• Determine if repairs or updates are worth doing based on expected ROI

Step 2: Repair and Refresh

Waco buyers pay close attention to functionality and condition—even more than staging.

Focus on:

• Leaky faucets, cracked tiles, sticky windows

• HVAC servicing or filter replacements

• Exterior cleaning: power washing, gutter clearing

• Neutral paint updates and small fixture replacements

Note: Many Waco homes are 15–25 years old—simple updates can make them feel years newer.

Step 3: Declutter and Stage

Whether professionally staged or simply cleaned up, the goal is the same: make your home feel open, bright, and move-in ready.

Do this:

• Pack up 30–40% of your belongings early

• Remove personal photos and loud decor

• Clear counters and closets (buyers WILL open them)

• Add simple touches: fresh towels, potted plants, soft lighting

Step 4: Gather Paperwork and Disclosures

Texas law requires sellers to complete specific forms. Gather:

• Seller’s Disclosure Notice

• Recent utility bills, tax records

• HOA bylaws (if applicable)

• Any repair receipts, manuals, or warranties

• Existing survey or appraisal (if within 5 years)

Optional but helpful:

• Pre-listing home inspection

• Appraisal (especially for unique properties)

Step 5: Photography and Listing Prep

Most buyers in Waco find their home online—photos and price are everything.

• Hire a professional real estate photographer

• Write a headline and description that highlights key features

• Focus on LSI keywords like: “updated HVAC,” “fenced backyard,” “Midway ISD,” “quiet cul-de-sac,” and “Waco charm with modern upgrades”

• Review final listing with your agent before it goes live

Step 6: Showings and Feedback

• Use a lockbox or app-based access system for flexible showings

• Keep the home clean between viewings (a basket for shoes helps)

• If you have pets, plan for them to be out during showings

• Ask your agent to collect and summarize buyer feedback

Open houses aren’t always necessary in Waco, but they can help if your home fits first-time buyer profiles or sits in a high-demand area like Hewitt or Woodway.

Preparation is the Key to a Stress-Free Sale

Waco’s real estate market rewards preparation. When you take time to make repairs, present your home well, and list with a clear pricing strategy, you give buyers what they need to feel confident—and ready to make an offer.

Whether you choose to list with an agent or go FSBO, don’t skip the prep. It’s what turns “just another listing” into someone’s next home.

Need Help Getting Started?

If you’re thinking about selling in Waco but aren’t sure where to begin, you don’t have to do it alone.

Jacob Sloan, founder of SalesBySloan.com, is a trusted local real estate expert who’s helped dozens of Waco-area homeowners sell quickly, cleanly, and with confidence. From pricing strategy to showing prep, Jacob offers no-fluff guidance that actually works.

Visit SalesBySloan.com to request your free seller consultation and get expert, local advice on pricing, prep, and what it takes to sell successfully in the Waco market.