Thinking about selling your Cordova home but not sure where to start? You want a smooth sale, a strong price, and clear next steps without surprises. This checklist walks you through each stage, from prep and pricing to showings, offers, and closing requirements in Tennessee. You will know exactly what to do, who to call locally, and how to keep your timeline on track. Let’s dive in.
Build your timeline and strategy
Start with a realistic plan that fits Cordova’s market pace. Spring and early summer often bring more buyer activity, but inventory and interest rates can shift timing. Work with a local agent to align your listing date with your home’s readiness and current market tempo. A defined plan helps you price well, market smart, and avoid last‑minute scrambling.
Prep your home to impress
Small updates and strong presentation can boost perceived value and shorten days on market. Focus on making your home feel clean, bright, and move‑in ready.
Declutter and deep clean
- Remove personal items and extra furniture so rooms feel larger.
- Clean carpets, windows, light fixtures, and baseboards. Consider professional cleaning for kitchens and bathrooms.
- Aim for a neutral, polished look that lets buyers imagine their own life in the space.
High‑ROI cosmetic updates
- Apply fresh, neutral interior paint and replace dated lighting or cabinet hardware.
- Give bathrooms a quick refresh by re‑caulking tubs, tiles, and sinks.
- Boost curb appeal with pressure washing, a repainted front door, new house numbers, and fresh mulch. Cordova’s hot, humid summers can stress plants, so choose hardy shrubs and keep landscaping tidy.
Major repairs vs. selling as‑is
- Evaluate big‑ticket items like roof, HVAC, electrical, plumbing, or foundation. These can stall deals if buyers perceive risk.
- Consider a pre‑listing home inspection. It helps you find issues early and decide whether to fix them or price accordingly. Disclosing known issues up front can reduce renegotiations later.
Staging and photography
- Use professional photography with wide‑angle interior shots and inviting exteriors.
- Add a virtual tour or 3D scan if your price point and competition call for it. Buyers appreciate a clear way to preview layout and finishes.
- For occupied homes, light staging or even virtual staging can be effective and budget friendly.
Safety checks and records
- Test smoke and carbon monoxide alarms and replace batteries as needed.
- Gather service records for HVAC, roof, and major systems. Buyers often ask for them during due diligence.
Gather documents early
Create a seller packet you and your agent can reference throughout the process. Having these ready speeds up disclosures, buyer questions, and title work.
- Deed and title details, plus mortgage pay‑off info
- Recent property tax bills and parcel ID
- Survey or plot plan, if available
- Receipts and permits for renovations or major repairs
- Warranties and manuals for appliances and systems
- HOA documents and rules, if applicable
- Past utility bills for buyer reference
- Lead‑Based Paint Disclosure for homes built before 1978
Price it right for Cordova
A well‑supported price attracts early showings and stronger offers. Your strategy should reflect recent data and how your home stacks up in nearby micro‑markets.
Use a data‑driven CMA
Review comparable sales from the last 3–6 months, plus pending and active listings. Adjust for square footage, beds and baths, lot size, updates, and condition. Track price per square foot, but weigh it alongside real‑world features and days on market.
Understand micro‑markets and seasonality
Cordova includes a mix of older ranches, mid‑century homes, and newer subdivisions. Buyer demand varies by neighborhood, school zone, and commute patterns. Proximity to major routes like I‑40, I‑240, and the Poplar corridor can be a selling point for many buyers.
Choose the right pricing tactic
- Price at market to drive immediate interest and increase your chance of multiple offers.
- Price slightly under market only if you need to spark competition, and understand the trade‑off.
- Price above market only when significant upgrades or unique features justify it.
Estimate your net proceeds
Talk with your agent and closing company about expected costs. Seller costs often include mortgage payoffs, prorated property taxes, any negotiated concessions, title and recording fees, and a brokerage commission that is negotiable. Ask for a net sheet early so you can plan your next move with confidence.
Market smart and manage showings
Your goal is maximum exposure, clear communication, and easy access for qualified buyers while keeping your home secure.
Marketing channels that work
- List on the MLS for broad exposure and accurate information.
- Use high‑quality photos and a compelling description that highlights updates, practical layout, and location benefits.
- Add social media promotion or targeted advertising if your strategy calls for it.
Showing logistics and safety
- Keep the home show‑ready with lights on and surfaces cleared.
- Use a lockbox and flexible showing windows to accommodate buyer schedules.
- Secure valuables and remove prescription medications and small electronics.
Review offers with clarity
Every offer includes price, earnest money, contingencies, proposed closing date, and proof of funds or financing. Weigh net proceeds alongside risk factors like contingency timelines and buyer strength. In multiple‑offer scenarios, you may see highest‑and‑best deadlines or escalation clauses. Your agent will help coordinate counters, addenda, and documentation in writing.
From contract to close in Tennessee
Plan for a 30–45 day contract‑to‑close window in many financed transactions. Timelines can move faster or slower depending on the lender and title work.
Inspections and repair requests
Most buyers complete inspections within 7–10 days after contract acceptance. You can accept repair requests, offer a credit, complete repairs before closing, or negotiate alternative terms. If you completed a pre‑listing inspection and disclosed findings, you may reduce surprise requests.
Appraisal and financing
If the buyer is financing, the home must appraise for at least the contract price unless the buyer covers a shortfall. Consider the strength of offers with higher down payments, appraisal gap coverage, or cash to reduce risk if comparables are thin.
Disclosures, permits, and local compliance
Complete all required disclosures. Federal law requires the Lead‑Based Paint Disclosure for pre‑1978 homes. In Tennessee, sellers typically fill out a Property Condition Disclosure form and disclose known material defects or environmental hazards such as flooding or mold. If you completed improvements without permits, disclose the work and consult local permitting offices about next steps. Properties within the City of Memphis work with the Division of Planning and Development, while unincorporated areas fall under Shelby County permitting.
Title, recording, and closing
A title company or closing attorney will handle the title search, payoff coordination, closing statements, and deed recording with the Shelby County Register of Deeds. Have valid ID ready and allow time to clear any liens or judgments. Buyers usually conduct a final walk‑through shortly before closing to confirm the property’s condition.
Utilities and move‑out
If your home is served by Memphis Light, Gas & Water, notify MLGW of your closing date and arrange final meter readings or account transfer. If your property is outside city service, contact the appropriate Shelby County utility or private provider. Leave keys, openers, and manuals for the buyer per contract.
Local checklist: Cordova and Shelby County
Use this quick reference to keep your sale on track.
- Preparation
- Declutter, deep clean, and apply neutral paint as needed.
- Refresh curb appeal with simple landscaping and exterior touch‑ups.
- Schedule professional photos and consider a virtual tour.
- Documentation
- Deed, mortgage payoff info, tax bills, parcel ID, and survey.
- Permits, receipts, warranties, and HOA documents.
- Lead‑Based Paint Disclosure if pre‑1978.
- Pricing and marketing
- Request a Comparative Market Analysis and set a pricing strategy.
- Confirm MLS listing details, showing instructions, and marketing plan.
- Showings and offers
- Secure valuables and maintain a show‑ready home.
- Review offers for price, terms, contingencies, and buyer strength.
- Contract to close
- Track inspection deadlines and repair negotiations.
- Prepare for appraisal and coordinate with the title company.
- Arrange utility transfers and confirm move‑out timing.
Your Cordova advantage
Cordova’s mix of established neighborhoods and newer subdivisions attracts a wide range of buyers. Homes with convenient access to I‑40, I‑240, and the Poplar corridor often draw attention from commuters across the Memphis area. With the right preparation, pricing, and marketing, you can maximize interest and negotiate from a position of strength. A thoughtful plan reduces surprises and keeps your timeline predictable, start to finish.
Ready to map out your sale with a local, consultative partner? Schedule a free planning call with Barbara Burchett. You will get a clear action plan, data‑driven pricing, and full‑service marketing tailored to your Cordova property.
FAQs
What documents do I need to sell my Cordova home?
- Gather your deed, mortgage payoff details, recent tax bills, parcel ID, survey (if available), permits and receipts for improvements, warranties, HOA documents, and a Lead‑Based Paint Disclosure for pre‑1978 homes.
How should I price my Cordova home for today’s market?
- Use a Comparative Market Analysis with recent closed, pending, and active comps, and adjust for condition, updates, lot, and days on market; align your strategy with current inventory and buyer activity.
What disclosures are required when selling in Tennessee?
- Provide the federal Lead‑Based Paint Disclosure for homes built before 1978 and complete Tennessee’s property condition disclosure, including any known material defects or environmental hazards.
What seller closing costs should I expect in Shelby County?
- Typical costs include mortgage and lien payoffs, prorated property taxes, potential seller concessions, title and recording fees, and a negotiable brokerage commission; request a net sheet early.
How long does it take from contract to close in Cordova?
- Many transactions close in about 30–45 days depending on buyer financing, appraisal, and title clearance, though timelines can vary based on lenders and specific deal terms.
