Thinking about selling this spring and wondering where to start? You are not alone. With buyer activity picking up across the Atlanta suburbs, a focused plan can help you launch with confidence and avoid last‑minute stress. In this guide, you will get a simple 60 day checklist tailored to McDonough and Henry County, plus tips on inspections, staging, pricing, and timing so you hit the market ready. Let’s dive in.
Why spring favors McDonough sellers
Buyer traffic in the Atlanta metro typically rises in late winter and peaks in spring, with February through May offering strong momentum. Listing in February through April often positions your home to catch early spring demand. Henry County’s commuter access to I‑75, the local school calendar, and mild weather all support earlier outdoor projects and showings. Before you finalize your go‑live week, review the most recent inventory and days on market with Georgia MLS data and a local CMA.
Your 60 day pre‑listing plan
The goal is to handle safety and major systems first, then curb appeal and cosmetics, then staging and photography. Build in buffer time for contractor schedules and any permits.
Days 1–14: Assessment and urgent fixes
- Schedule a pre‑listing walkthrough with your agent to set priorities.
- Consider a pre‑listing home inspection and a WDO/termite inspection, which is common in Georgia.
- Service the HVAC and replace filters. If the roof or attic shows wear, schedule a check.
- Tackle safety and compliance first: electrical hazards, leaks, active mold, or structural issues.
- Gather documents: utility bills, warranties, appliance manuals, HOA documents, recent permits and receipts, and tax or assessment info.
Days 15–30: Repairs, permits, and curb appeal
- Complete high‑priority repairs: fix leaks, rotten trim, loose railings, and nonworking smoke or CO detectors.
- Address visible electrical or plumbing hazards and any aging HVAC components.
- Confirm if repairs require permits in Henry County and coordinate with licensed contractors.
- Boost curb appeal: power wash, refresh mulch, trim hedges, prune trees blocking windows or paths, and replace dead plants.
- Repaint or refinish the front door and touch up exterior trim. Make sure the mailbox and house numbers are clean and visible.
Days 31–45: Cosmetic updates, deep clean, and staging prep
- Focus on high‑ROI updates: neutral interior paint in living areas, kitchen, and the primary bedroom.
- Update light fixtures and cabinet hardware for a quick refresh.
- Do minor kitchen and bath upgrades: new faucet, fresh cabinet paint, re‑grout or re‑caulk, and deep clean grout and appliances.
- Clean or replace carpets if heavily worn. Deep clean windows, baseboards, vents, and appliances.
- Declutter and depersonalize to maximize space and light.
- Decide on full, partial, or virtual staging for the main living area, kitchen, primary bedroom, and an outdoor sitting area.
Days 46–60: Photo prep, marketing, and launch
- Final touchups: fresh greenery, tidy curb area, and a comfortable thermostat setting for showings.
- Schedule photography for a good‑light day. Consider twilight and drone imagery if appropriate and permitted.
- Request a mix of wide shots, detail shots, floor plan images, and neighborhood or community features.
- Build your marketing packet: property description, agent remarks, community highlights, and a clear showing plan.
- Complete a pricing strategy session with your agent and coordinate a mid‑week live date to capture weekend searches.
Inspections, disclosures, and Georgia specifics
A pre‑listing inspection can reduce surprises, inform pricing, and shorten negotiations by allowing repairs or credits upfront. In Georgia, termites are common, so many buyers order a WDO report; having yours ready can avoid delays. If your home was built before 1978, federal rules require giving buyers the “Protect Your Family From Lead In Your Home” pamphlet and disclosing known lead‑based paint. You can review the federal disclosure overview on the HUD site at the lead‑based paint disclosure page.
- Compile permits and contractor invoices for recent work, especially for major systems or structural changes.
- If your property is in an HOA, gather the covenants, bylaws, recent meeting minutes, and fee schedules.
- Verify mortgage payoff and any liens early and consult the closing attorney or title company to clear title issues.
- Disclosure practices vary in Georgia, so confirm forms and best practices with your agent and, if needed, legal counsel.
Staging that speaks to McDonough buyers
Staging helps buyers see space, light, and function. Keep decor neutral and highlight outdoor living that fits our Georgia climate.
- Curb and entry: clear walkways, add potted plants, refresh the welcome mat, and stage porch furniture.
- Living room: create a simple conversation layout, remove excess pieces, and use a single focal art piece.
- Kitchen: clear counters to 1–2 decorative items, clean appliances, and consider a small coffee setup or a bowl of fruit.
- Primary bedroom: neutral bedding, minimal bedside items, and visible storage solutions.
- Bathrooms: clear countertops, shine fixtures, and add clean linens.
- Outdoor spaces: stage a patio or porch with seating to showcase usable outdoor living.
Day‑of photo checklist
- Exterior: remove cars, hide trash bins and hoses, mow, and pick up toys and pet waste.
- Interior: open curtains and blinds, turn on all lights, hide cords and chargers, and make beds.
- Details: remove small rugs that hide flooring, clean mirrors and windows, tuck away medications and valuables, and ensure pets are out.
- Shot list: front exterior, foyer, living areas, kitchen, primary bedroom, all baths, dining room, utility room, backyard and fence line, garage, community amenities, floor plan or virtual tour, twilight exterior, and aerials when useful.
If you opt for drone photos, ensure the pilot is licensed for commercial work under FAA Part 107. You can review requirements on the FAA’s commercial operators page.
Pricing, timing, and showing strategy
Base your list price on a recent CMA using McDonough and nearby Henry County comps from the last 30–90 days. Spring demand can support tighter days on market targets, but current inventory and buyer activity guide final pricing. Consider price band sensitivity so your home appears in the right online search filters.
- Pricing tactics: market‑value pricing for broad appeal or slight underpricing to spark multiple offers when inventory is tight.
- Concessions: decide in advance whether you would consider closing cost credits, repair credits, or a home warranty.
- Launch timing: many sellers list mid‑week to maximize weekend showings.
- Showings: set a clear plan for access, appointment windows, and pet handling. Post instructions for buyers and agents.
How to choose and vet local vendors
Create a short list and confirm credentials, insurance, and timelines before work begins.
- Core team: listing agent, photographer and virtual tour provider, stager or rental furniture vendor, general contractor or handyman, electrician, plumber, HVAC technician, roofer, landscaper, pest or WDO inspector, painter, cleaner and carpet cleaner, title company or closing attorney, home inspector, appraiser if needed, and a licensed drone pilot.
- Vetting questions: request proof of licensing and insurance, itemized estimates, start and completion dates, references and before‑and‑after photos, permit handling policies, warranties, and change‑order terms. For photographers, ask for sample galleries, delivery timelines, and marketing usage rights.
Ready for a tailored plan?
You do not have to guess your way through spring selling. A short planning session can save weeks of stress and help you list with confidence. Book a 30–60 minute consultation to review a local CMA, set a clear 60 day action plan, estimate after‑repair value, and pick your ideal launch week. Bring property records, recent utility bills, any inspection or WDO reports, and your timeline or price goals.
If you are thinking about selling in McDonough or anywhere in Henry County this spring, schedule your free consultation with Cyndi Williams. You will walk away with a personalized checklist and a data‑driven pricing strategy you can trust.
FAQs
When is the best month to list a home in McDonough?
- Buyer activity typically rises in late winter and peaks in spring, so February through April often provides strong exposure, subject to current inventory and days on market.
Should I get a pre‑listing inspection in Georgia?
- It is optional but can reduce surprises, inform pricing, and speed negotiations by allowing repairs or credits before you go live.
Do I need a WDO or termite inspection before listing?
- Termites are common in Georgia, and many buyers order WDO reports, so having one pre‑listing can prevent last‑minute negotiations.
What disclosures apply if my home was built before 1978?
- Federal rules require you to provide the lead‑based paint pamphlet and disclose known lead hazards; see HUD’s lead‑based paint disclosure overview for details.
How much should I spend on pre‑listing updates?
- Focus on safety and system issues first, then high‑ROI cosmetics like neutral paint, lighting, hardware, and deep cleaning to maximize impact per dollar.
Can I use drone photos to market my property?
- Yes, but the operator must be licensed for commercial use under FAA Part 107 and follow local rules and HOA restrictions.
What should I do with pets during showings and photos?
- Plan for pets to be off‑site or securely contained, remove pet items, and address odors so buyers can focus on the home.
