Pre-Listing Checklist for Madrona Sellers

Selling in Madrona is different. This guide gives you a clear, 90‑day plan to get market‑ready with the right fixes, design‑forward staging, tight paperwork, and a launch that attracts serious buyers. You will see timelines, cost priorities, legal steps, and how financing tools can help you move fast. If you want a custom plan for your home, reach out and we will map it together.

Why a Madrona‑specific pre‑listing plan matters

Madrona blends classic architecture with a Lake Washington lifestyle. Buyers come for the parks, the small village feel on 34th Avenue, and water access at Madrona Park. They also expect homes that feel polished, with outdoor spaces ready to live in.

Pricing and timing matter here. Redfin has reported a median sale price around $1.68M with very short days on market, which signals a fast, high‑value segment that rewards strong presentation and clean disclosures (Redfin Madrona market). Zillow’s ZHVI shows a different figure due to method, which is a reminder to use multiple data points and finalize pricing from MLS comps (Zillow ZHVI). A localized strategy beats a generic checklist every time.

Quick overview: The pre‑listing timeline and priorities (90‑day view)

• Immediate, weeks 0–2: Declutter, deep clean, fix safety issues, and confirm permit and disclosure needs. Book inspections and staging.
• Weeks 2–4: Complete targeted repairs and cosmetic updates. Stage key rooms. Capture professional photos and video.
• Weeks 4–12: If larger work or permits are needed, sequence them now. Coordinate any financing solutions, confirm pricing, and prep launch assets.
• Go‑live: Final clean, media review, listing copy approval, and MLS activation aligned with buyer activity.

Phase 1 — Assessment and planning

Start with a focused walk‑through and a clear brief. The goal is to identify high‑ROI improvements, confirm legal items, and set a pricing and timing plan you can trust.

What we assess together:

• Curb appeal: walkway, paint touch‑ups, exterior lighting, front door moment.
• Systems and safety: roof, gutters and downspouts, HVAC, electrical, plumbing, and any red flags from past work.
• Layout and light: furniture flow, window treatments, and how to highlight views and yard space.
• Focal rooms: living room, kitchen, primary suite, and outdoor areas.
• Permit history: pull records from Seattle’s Department of Construction and Inspections to identify past permits and closeouts (SDCI research tools).

Set your goals:

• Timeline to market and any move‑out constraints.
• Desired price range, net proceeds target, and minimum acceptable terms.
• Your appetite for prep work vs. speed to market.

Shape the story:

• Every home has a narrative. In Madrona, we often lean into indoor‑outdoor living, historic details, and walkability to the 34th Avenue cafes. We will define 3 to 5 story pillars that guide staging, media, and copy.

Your prioritized action plan:

• You will get a line‑item plan with tasks, budgets, and dates. We will also flag items that require disclosure or extra documentation, like unpermitted work or shoreline elements.

Pricing strategy and comparative market analysis

Pricing is a positioning tool. We use sold comps, on‑market competition, and coming‑soon data to set a recommended range and a launch strategy.

• Define the range: Review recent neighborhood sales by style, size, and condition, plus actives and pendings. We balance Redfin and Zillow context with MLS comps to reflect real demand (Redfin, Zillow).
• Boost perceived value: Minor fixes, paint, lighting, and staging can widen the pricing bandwidth and reduce days on market. NAR research shows staging can shorten time on market and lift offers (NAR staging report).
• Pick an approach: Competitive pricing to spark multiple offers vs. aspirational pricing to test the top of the range. We align to your goals and inventory levels.
• Prepare for offers: Discuss likely contingencies and counters so you can respond quickly and confidently.

Financing and timing solutions

If speed or cash flow is the hurdle, we can help remove it.

• READY funds for prep: Windermere’s READY program can cover approved pre‑listing improvements, staging, and media so your home launches in its best light.
• Bridge Loan options: A bridge can help you buy first, sell second, or fund temporary housing. This is ideal when you need to move fast or want to avoid a sale contingency.
• How we integrate: We review eligibility, timeline, and cost, then fold the funds and payback plan into your prep schedule and launch date.

Phase 2 — Presentation and repairs

In the 2 to 6 weeks before listing, we focus on smart fixes and design‑forward polish that buyers can feel the moment they walk in.

Safety and system priorities:

• Roof, gutters, drainage: Seattle’s rain makes drainage a top negotiation point. Address downspout extensions, clean gutters, and seal simple flashing issues.
• Electrical and plumbing: Correct exposed wiring, leaky traps, or GFCI gaps. These quick fixes protect your price.
• Heating and cooling: Service the furnace and replace filters. Provide service records.
• Sewer lateral: Many Seattle buyers request a sewer scope. Consider scoping the line before listing to avoid last‑minute renegotiations and share the report up front (SPU water and sewer map).

Inspections that help sellers win:

• Pre‑listing home inspection: This puts you in control, helps you decide what to repair, and reduces surprises for buyers (NAR on pre‑listing inspections).
• Targeted checks: Roof or chimney inspections and a sewer scope are common request items in Seattle. Radon is simple to test, especially if you have a finished basement. The CDC and EPA recommend testing with an action level of 4.0 pCi/L (CDC on radon).

High‑impact, cost‑effective updates:

• Paint: Fresh, light walls modernize fast. Patch, caulk, and hit high‑traffic areas.
• Lighting: Swap dated fixtures and use warm LEDs. Add lamps to brighten corners.
• Hardware and plumbing trim: Coordinate metals for a cohesive look. Think entry set, cabinet pulls, and bath faucets.
• Floors: Recoat wood, repair transitions, and clean or replace worn rugs.

Curb appeal checklist:

• Front entry: New doormat, seasonal planters, polished hardware, crisp house numbers.
• Landscaping: Edge beds, add mulch, prune for light and views, and tidy fences.
• Exterior touch‑ups: Address peeling paint and pressure‑wash paths and decks.

Permits and documentation to prepare:

• Pull SDCI permit history and closeouts for remodels, additions, or ADUs (SDCI research tools).
• Check if the parcel intersects Environmentally Critical Areas such as steep slopes or ravines, which are common near Madrona Ravine. Note any restrictions that could affect additions or tree work (ECA code).
• Waterfront proximity: If within 200 feet of Lake Washington, gather shoreline or bulkhead permits and records. Shoreline rules can affect future changes and buyer plans (Seattle Shoreline permits).

Design‑forward staging, professional media, and storytelling

Staging and media are your value amplifiers. The goal is to make space, light, and lifestyle feel effortless.

• What to stage first: Living room, kitchen, dining, primary suite, and any flex spaces. These drive buyer emotion and photos. NAR research shows staging improves perceived value and reduces time on market (NAR staging report).
• Staging formats: Full staging for vacant homes, partial staging to refine what you own, or virtual staging for specific rooms. We pick what aligns to budget and timing.
• Professional media: Book photos after staging and last‑minute touch‑ups. Add video, floor plans, and a twilight session for outdoor living and view shots.
• Listing copy: We write narrative copy that highlights architecture, light, outdoor flow, and proximity to 34th Avenue, Madrona Park, and schools.

Phase 3 — Marketing, showings, and open house logistics

Execution matters once you are live.

• Pre‑launch: Final clean, window polish, yard sweep, fresh linens, and minimal countertop items. Set scent and temperature.
• Showing plan: Lockbox installed, showing windows set, and a checklist for quick resets. High‑impact photos and video are featured across portals.
• Open houses: Weekend opens and a neighborhood preview help target local buyers and their agents.
• Feedback loop: We track traffic, collect feedback, and adjust quickly if needed. You receive clear reports and pricing conversations based on real data.

Transaction readiness: inspections, disclosures, and timelines

Clean files reduce friction and protect your price. Prepare these before you go live.

• Disclosures and legal items: Complete Washington’s Seller Disclosure Statement and deliver it on time. State law outlines the content and process, including buyer rights (RCW 64.06). For homes built before 1978, provide the federal lead disclosure and the EPA pamphlet, and allow the 10‑day testing window unless waived (EPA lead disclosure). If the home uses heating oil, include the oil‑tank notice per RCW 64.06.090 and gather any PLIA info (RCW oil‑tank notice).
• Site considerations: Note any ECA or shoreline status and provide related permits and surveys as available (ECA code, Shoreline).
• Transaction timeline: Align on typical inspection and appraisal windows, and plan possession to fit your move. Coordinate with escrow, title, and the buyer’s lender early so closing stays on track.
• Taxes at closing: Washington’s Real Estate Excise Tax is due on sale and uses graduated tiers that affect high‑value transactions. Estimate REET with the state resources and build it into your net sheet (WA DOR REET).

Budgeting and expected seller costs

Invest where buyers notice and where photography sings.

• Typical buckets: Repairs and tune‑ups, cosmetic updates, staging, photography and media, marketing collateral, and agent fees.
• Prioritize ROI: Paint, lighting, hardware, landscaping refresh, and small carpentry often return more than they cost. Save large remodel decisions for your next home unless a fix removes a known deal‑killer.
• Decision guide: If a kitchen is tidy but dated, choose paint, pulls, lighting, and a pro clean over full replacement. If a roof is near end‑of‑life, get a roofer letter and price strategy to address it.
• Ask for a prep budget: We will provide an estimated pre‑list budget with a projected value lift and timeline so you can choose with confidence.

Compact pre‑listing checklist

Print this and keep it handy.

Immediate

• Declutter by zone and donate what you will not move.
• Deep clean kitchens and baths. Schedule window cleaning.
• Fix safety items and easy wins. Replace bulbs and filters.
• Pull SDCI permit history and gather manuals and warranties (SDCI tools).
• Book pre‑listing inspection and a sewer scope if appropriate (NAR on inspections, SPU map).
• Start disclosures: RCW 64.06 form, lead packet if pre‑1978, oil‑tank notice if applicable (RCW 64.06, EPA lead, RCW oil‑tank).

2–4 Weeks

• Complete targeted repairs and cosmetic upgrades.
• Stage key rooms or book partial staging.
• Schedule professional photos, video, and floor plan.
• Finalize pricing strategy and go‑live date.

4–12 Weeks

• If needed, handle larger projects or permits. Confirm any ECA or shoreline items with documentation (ECA, Shoreline).
• Line up financing solutions such as READY or a Bridge Loan if useful.
• Estimate REET and closing costs and set your net proceeds target (REET).

Listing Day

• Final clean and styling. Hide bins and personal items.
• Review media, listing copy, and disclosures for accuracy.
• Confirm showing windows, open house plan, and feedback loop.

Conclusion and next steps

A focused plan removes stress and unlocks better outcomes. With design‑forward staging, premium media, and clean disclosures, your Madrona home can shine and sell with confidence. You will get boutique presentation and Windermere‑backed tools that simplify timing and prep.

Ready to tailor this plan to your home and timeline? Work With Lizanne Wicklund for a personalized pre‑listing consultation, budget estimate, and launch strategy.

FAQs

What is the best time to list in Seattle? Spring often brings strong buyer activity, with many studies pointing to mid‑April through late May as high‑visibility weeks. A well‑priced, move‑in‑ready home can sell year‑round, but we aim to align your launch with seasonal demand when possible (Realtor.com timing analysis).

Do I need a pre‑listing inspection? It is optional but very helpful. It lets you fix items in advance, disclose clearly, and reduce renegotiations after an offer. Many Seattle sellers also order a sewer scope to stay ahead of buyer requests (NAR on pre‑listing inspections, SPU map).

Which disclosures are required in Washington? Most sellers complete the Washington Seller Disclosure Statement per RCW 64.06. Homes built before 1978 require a federal lead‑based paint disclosure and EPA pamphlet. Oil‑heated homes need the state oil‑tank notice. Deliver these on time to protect your sale (RCW 64.06, EPA lead, RCW oil‑tank).

My property is near the lake or a ravine. Does that change anything? Possibly. Parcels near Lake Washington or in steep‑slope and ravine areas may be subject to shoreline and ECA rules. Gather existing permits and be ready to disclose any constraints that could affect future work (ECA code, Shoreline permits).

How much should I spend on prep? Most sellers focus on paint, lighting, hardware, small carpentry, and landscaping. These items tend to deliver a strong return. Larger remodels are case‑by‑case. Ask for a written prep budget with a projected value lift so you can decide with confidence.

What is REET and how does it affect my net? Washington’s Real Estate Excise Tax is due on the sale and uses graduated tiers. At Madrona price points, it can be a meaningful line item. Estimate it early and include it in your net sheet (WA DOR REET).

Can I fund prep work without paying up front? Yes. Windermere’s READY program can cover approved pre‑listing work and staging, and bridge loans can help you buy before you sell. We will review eligibility and integrate the best option into your plan.