Your Virginia
seller timeline

From your first listing appointment to closing and the last refund, know what to prepare and when to act.

Our starting assumptions: The 30-day countdown starts at contract ratification, after preparation and marketing. Closing is targeted for Day 30, with the home inspection and moisture/termite inspection completed within 10 days of ratification. Your signed contract and agreed deadlines control; actual timing varies.

Keep coverage and utilities in place. Do not cancel homeowners insurance until the buyer’s closing is complete and the deed has been recorded. Do not schedule utility turnoff until directed by your real estate agent. Confirm any delayed closing or post-closing occupancy arrangements before changing services or coverage.

1. Initial listing appointment

   Build your selling plan.

   Discuss your goals, moving plans, target timing, pricing, comparable sales, and the home’s condition with your Leverage Realty agent. Review estimated selling costs, mortgage payoff, and potential net proceeds. Agree on a preparation budget, marketing plan, showing arrangements, and a realistic listing date.

   The preparation and marketing period comes before the 30-day closing countdown; its length varies by home and market.

2. Before photos & listing

   Prepare your home to shine.

   Declutter, depersonalize, deep-clean, and organize closets and storage. Freshen landscaping, clean windows, replace burned-out bulbs, and discuss paint, minor repairs, and staging with your agent before spending on larger projects. Gather warranties, manuals, repair records, permits, and HOA or condo information. Complete the disclosures and documents your agent requests.

   Arrange professional photos after preparation is complete. Plan for pets, access, and secure storage of valuables during showings.

3. Listing live

   Keep your home ready for showings.

   Maintain clean rooms, tidy landscaping, and clear access. Review showing feedback and marketing activity with your agent, and discuss pricing or presentation adjustments when needed. Keep your agent informed about any changes in the home’s condition.

   Continue maintaining the property and insurance coverage throughout the sale.

4. Day 0 · Ratification

   Your 30-day countdown begins.

   Review the accepted contract with your agent: closing and possession dates, included items, financing and appraisal contingencies, inspection deadlines, and any seller concessions. Confirm the settlement provider and put all deadlines on your calendar.

   Day 0 is ratification. This sample assumes closing on Day 30 and both inspections completed within 10 days; the signed contract controls day counting, notices, and deadlines.

5. Days 1–3

   Start settlement work and prepare for inspections.

   Provide requested ownership, mortgage, lien, HOA, and contact information to the settlement provider so title work and payoff requests can begin. Coordinate inspection access with your agent. Clear access to the attic, crawlspace, electrical panel, water heater, and HVAC equipment, and plan for pets.

   Keep electricity, water, and gas active. Continue required mortgage payments until your servicer confirms the loan has been paid off.

6. Days 1–10

   Complete home, moisture, and termite inspections.

   Allow the buyer’s home inspection and moisture and termite inspection to be completed within 10 days of ratification under this sample schedule. Provide access to relevant areas, including crawlspaces, garages, and outbuildings. Review reported concerns with your agent and discuss any needed specialist evaluations.

   Inspection completion, report delivery, repair requests, responses, and negotiation deadlines can differ. Schedule early and follow each deadline in the signed contract; 10 days is a planning assumption, not a statewide rule.

7. Days 10–15

   Resolve inspection items and plan repairs.

   Work with your agent on any repair requests, credits, or other agreed resolutions. Put agreements in writing through the appropriate contract documents. Arrange qualified contractors for agreed work, confirm access, and keep receipts, permits, and warranties where applicable.

   Track the contract’s response deadlines. Inspection negotiations and repairs do not automatically extend the closing date.

8. Days 15–21

   Track appraisal, title, and your move.

   Coordinate appraisal access and discuss any appraisal or financing concerns with your agent. Respond promptly to title, lien, payoff, or HOA document requests. Plan movers and packing around the contract’s possession terms. Update your forwarding address with USPS, your mortgage company or servicer, and your insurer so statements and refund checks reach you.

   Giving the insurer a forwarding address does not mean canceling coverage. Keep the policy active until the buyer’s closing is complete and the deed is recorded.

9. Days 21–27

   Finish agreed repairs and closing details.

   Complete agreed repairs and provide supporting documentation through your agent. Review your seller settlement statement with the settlement provider, including payoffs, fees, prorations, credits, and estimated proceeds. Confirm signing arrangements and the move-out or possession plan. Pack and remove belongings according to the contract.

   Do not schedule utility turnoff until directed by your real estate agent. Keep service available for repair verification and the final walkthrough.

10. Days 28–29

    Prepare for the final walkthrough.

    Leave the home in the condition required by the contract, finish agreed cleaning and removal, and confirm all included fixtures and appliances remain. Gather keys, remotes, access codes, manuals, and warranties for the agreed handoff. Work with your agent to address any walkthrough concerns.

    Keep utilities and homeowners insurance active. Reconfirm timing if closing is delayed or a post-closing occupancy arrangement applies.

11. Day 30 · Closing

    Close, record, and confirm possession.

    Sign the seller documents and let the settlement provider confirm completion of the buyer’s closing, funding, and deed recording. Release keys and possession according to your contract and your agent’s direction. Confirm proceeds and mortgage payoff arrangements with the settlement provider.

    Do not cancel homeowners insurance until the buyer’s closing is complete AND the deed has been recorded. A scheduled closing date or signed documents alone are not confirmation.

12. After closing & recording

    Cancel insurance and follow your refunds.

    After the settlement provider confirms the buyer’s closing and deed recording, coordinate the insurance cancellation date with your insurer and agent. If you remain in the home after closing, confirm appropriate coverage before canceling. Request any eligible unused premium refund and verify the insurer has your forwarding address. Separately, confirm mortgage payoff with your servicer, update its forwarding address, and ask about the return of any remaining mortgage escrow balance.

    The mortgage escrow refund and unused insurance premium refund are separate. Insurance refund amounts and timing depend on policy terms. Turn utilities off or transfer service only when directed by your real estate agent; confirm the date against closing and possession.

13. Following payoff

    Confirm everything reaches you.

    Track your escrow refund, insurance refund, final utility bills, and any deposit refunds. Ask your mortgage servicer to confirm when automatic payments should stop after payoff. Save the settlement statement, payoff confirmation, insurance cancellation confirmation, repair records, and other sale documents. Follow up directly if an expected refund has not arrived.

    For mortgages covered by the federal rule, the servicer generally returns remaining escrow funds within 20 days after full payoff, excluding Saturdays, Sundays, and legal public holidays. An agreed transfer to a qualifying new escrow account can be an exception. Confirm your account’s handling with the servicer.