Seller Guide
Madison & Dane County
7 Steps
Your Home Selling Journey
A clear, step-by-step map for selling your home in Madison and across Dane County — from the first pricing conversation to keys at closing, with the data and guides to back up every decision.
How long does it take to sell a house in Dane County?
Most Dane County home sales close 30–45 days after an accepted offer, with about two to four weeks of prep and marketing before offers arrive. Well-priced, well-prepared homes in Madison, Sun Prairie, and Waunakee often move faster. The seven steps below break the whole process down so you know exactly what happens and when.
The 7 Steps, Start to Finish
Every home sale is a little different, but the path is the same. Here is how John walks Dane County sellers through it — and where to dig deeper at each stage.
1
Consultation & Pricing
Day 1–3
- Sit down to talk goals, timing, and what your move needs to accomplish
- Build a comparative market analysis (CMA) from real, recent Dane County sales
- Pinpoint the price range that actually gets your home sold — not just listed
- Flag quick updates worth doing and the ones that aren't worth the money
2
Preparation & Staging
Week 1–2
- Declutter and depersonalize so buyers picture themselves living there
- Knock out the small repairs and touch-ups that show up in photos
- Stage the rooms that carry the most weight with buyers
- Deep clean and sharpen curb appeal before the camera shows up
3
Photos & Video
Day 10–14
- Professional interior and exterior photography
- Aerial drone footage to show the lot, street, and setting
- 3D virtual tours and walkthroughs for out-of-town buyers
- Short lifestyle video that leads with your home's best features
4
Marketing & Launch
Week 2–6
- MLS listing syndicated out to Zillow, Realtor.com, and the major portals
- Targeted social campaigns across Facebook, Instagram, and YouTube
- Direct outreach to active buyer agents in the area
- Open houses and private showings that get the right people through the door
5
Reviewing Offers
As offers arrive
- Every offer laid out with a clear net sheet so you see real dollars
- Compare price, financing, contingencies, and timelines side by side
- Negotiate strategically for the strongest overall outcome
- Talk through the trade-offs so the decision is yours, not a guess
6
Contingency Phase
Week 6–8
- Coordinate the home inspection and read the report with you
- Manage the appraisal and get ahead of any value questions
- Track financing contingencies so nothing stalls at the lender
- Negotiate repairs or credits without giving away the deal
7
Closing
Day 30–45
- Final walkthrough with the buyer to confirm everything's in order
- Review and sign closing documents at the title company
- Transfer keys and hand over access
- Wire hits your account — and you're on to what's next
Keep reading
Need to Stay After Closing? Rent-Backs Explained
Selling as a Community Hero?
Veterans, first responders, teachers, and healthcare workers can stack extra savings through the Reward Our Heroes program. John is a retired U.S. Air Force veteran and founder of the Reward Our Heroes Foundation — ask how it applies to your sale.
Your Home Selling Resource Hub
Everything you need in one place — the guides, market data, and articles John's Dane County sellers reach for most.
Start Here
- Sell Your Home with Integrity HomesHow John's selling process works
- Free Home Value ReportWhat your home is worth today
- The Equity RoadmapTurn your equity into your next move
- Schedule a ConsultationTalk it through with John
Pricing & Timing
Prep, Photos & Marketing
Offers, Inspections & Closing
Buying & Selling at Once
Common Questions from Dane County Sellers
How long does it take to sell a house?
Most sales close 30–45 days after an accepted offer. Add about two to four weeks up front for prep, photos, and marketing before offers come in. Homes priced right for the current Dane County market tend to move on the faster end of that range.
What does it cost to sell a home?
Typical costs include real estate commission, any staging or repairs you choose to do, and seller closing costs that usually run a small percentage of the sale price. John walks you through a net sheet up front so you see your estimated bottom line before you list — no surprises.
Should I make repairs and updates before listing?
Some updates pay off and some don't. The goal is spending on the things buyers actually notice — not over-improving. During your consultation John points out which fixes are worth it for your price range and which to skip. Start with Upgrades That Don't Add Value.
Can I sell my current home and buy my next one at the same time?
Yes, and plenty of Dane County sellers do exactly that. The key is lining up the timing and your equity so you're not caught between two closings. See Buy and Sell at the Same Time and the Equity Roadmap.
Ready to Start Your Home Selling Journey?
This roadmap is the general path — your sale gets a plan built around your home, your timeline, and your goals. Let's talk through pricing and strategy and put together a plan that gets you the most for your home.
John Reuter
Selling a home in Dane County comes down to pricing it right, preparing it well, and marketing it everywhere the buyers are — the seven steps above are how John gets that done for Madison-area sellers.
Integrity Homes · Madison & Dane County · Brokered by Real Broker, LLC
608-669-4226 · john@integrityhomeswi.com
Integrity Homes serves Madison, Sun Prairie, Waunakee, DeForest, Verona, Middleton, and the greater Dane County area. This page is general guidance, not a guarantee of results; every sale is unique.