Thinking about listing your home in The Hills? The difference between for sale and sold starts weeks before you go live. You want a smooth process with strong offers, clear timelines, and no surprises. This guide gives you a practical, step-by-step checklist tailored to The Hills, including HOA to-dos, Texas disclosures, inspections, repairs, staging, and timing. Let’s dive in.
Know the local market
Pricing and timing in The Hills depend on current inventory, mortgage rates, and buyer demand. Spring often brings more traffic, but a well-priced listing can sell year-round. Use recent sales in your immediate area, not broad national trends.
Review the latest data from the Austin Board of REALTORS. ABoR market reports keep you grounded in what buyers are doing right now. Then partner with a local agent for a detailed CMA focused on The Hills.
Gather key documents
Start your pre-listing file now. Getting this right reduces stress during escrow and builds buyer confidence.
- Deed and current title information
- Recent property tax statements and appraisal record
- Mortgage payoff information
- Utility bills for the last 12 months
- HOA documents: CC&Rs, bylaws, rules, recent meeting minutes, fee schedule, and resale certificate requirements
- Permit history and inspection records for past renovations
- Warranties and manuals for appliances, roof, and HVAC
- Septic or well records if applicable
- Seller’s Disclosure Notice draft
- Lead-based paint disclosure if the home was built before 1978
Create a digital and hard-copy folder. Share it with your agent so buyer requests are handled quickly.
Contact your HOA early
Most homes in The Hills are part of an HOA. Rules often cover exterior paint, landscaping, signage, parking, and drone photography. Reach out to the HOA or management company early to request:
- Resale documents and resale certificate details
- CC&Rs, bylaws, rules, and fee schedules
- Recent HOA meeting minutes
Understanding transfer fees, timelines, and any restrictions up front helps you avoid delays once you are under contract.
Confirm permits, utilities, and title
Unpermitted work can spook buyers, slow down underwriting, or even block closing. Verify that any renovations were permitted and keep records handy. Identify utility providers for electricity, water and sewer, gas, and trash so buyers can plan service transfers.
Double-check for liens, judgments, or easements. If you have questions, loop in your title company or a real estate attorney early. For flood considerations, confirm your property’s status using FEMA Flood Map Service Center.
Understand Texas disclosures
Texas requires sellers to provide a Seller’s Disclosure of Property Condition. You can review the form on the Texas Real Estate Commission forms page. Be accurate and complete. If your home was built before 1978, you must also provide the federal lead-based paint disclosure. Learn more from the EPA’s lead disclosure guidance.
Honest, thorough disclosure reduces risk and helps you keep more control in negotiations.
Schedule pre-listing inspections
A pre-listing inspection often pays for itself by preventing last-minute surprises. In Central Texas, consider these checks:
- General home inspection to flag health and safety issues
- Roof inspection, especially after hail or storms
- Sewer scope if you have older lines or mature trees
- Termite or WDI inspection
- HVAC tune-up and filter replacement with a service report
- Pool inspection if applicable
- Septic or well inspection if applicable
Share inspection summaries with your agent. Decide what to fix and what to disclose. Buyers appreciate clear documentation.
Prioritize repairs and smart upgrades
Focus on high-impact, cost-effective items first.
- High-priority fixes: Active leaks, electrical hazards, HVAC issues, roof problems, termite treatment, and inoperable locks or doors.
- Moderate-cost updates: Neutral interior paint, flooring refresh, caulking and grout cleaning, updated lighting, and minor kitchen or bath hardware changes.
- Low-cost staging wins: Declutter, deep clean, replace burned-out bulbs, fresh linens and shower curtains, and tidy storage areas.
- Major remodels: Big projects can be hit or miss before a sale. Review expected return with your agent before committing.
Boost curb appeal
First impressions matter. A clean, well-marked exterior guides buyers in and sets a positive tone.
- Mow, edge, mulch, and trim shrubs and trees
- Power-wash siding, walkways, patios, and decks
- Refresh front door paint and exterior trim as needed
- Update exterior lighting and visible house numbers
- Remove items from the driveway and yard that do not belong
- Stage patios and porches with clean furniture and a few planters
Stage for today’s buyers
The goal is a bright, neutral, photo-ready space that helps buyers imagine living there.
- Depersonalize and declutter while keeping rooms functional
- Balance furniture for flow and perceived space
- Use consistent, warm-white bulbs for even lighting
- Consider partial or full staging if the home is vacant
Staged homes often photograph better and may sell faster in many markets. If you want to highlight energy efficiency, consider small upgrades like LED bulbs or smart thermostats and keep documentation. For ideas, explore ENERGY STAR guidance.
Plan photography and marketing
Professional photos are essential for today’s digital-first buyers. Your agent should coordinate a photographer, and if needed, a videographer and 3D tour. If you want aerials, confirm HOA rules and use a licensed operator. Prepare a features list for your agent that includes recent upgrades, system ages, and standout elements of your home.
Price, disclose, and negotiate smartly
Lean on a local CMA focused on The Hills. Update pricing right before you list to reflect current inventory and interest rates. Decide in advance how you will handle repair requests, closing cost credits, or a home warranty. Complete the Seller’s Disclosure and any neighborhood-specific forms before you go live.
If your home predates 1978, include the federal lead disclosure with buyer packets. You can preview the form requirements through the EPA’s lead disclosure page and access Texas disclosures on the TREC forms page.
Showings, safety, and access
Make it easy for buyers to tour while keeping your household protected.
- Use a secure lockbox and clear showing instructions
- Remove or lock away valuables, prescriptions, and documents
- Manage pets off-site or in a safe, designated area
- Keep utilities on for inspections and appraisals
- Maintain a daily show-ready routine for beds, counters, and floors
A realistic pre-listing timeline
Every home is different, but this general timeline works well for The Hills sellers.
- Weeks 1 to 2: Gather documents, contact HOA, schedule pre-listing inspections
- Weeks 2 to 4: Complete high-priority repairs, deep clean, declutter, and prep staging
- Week 4: Professional photos, finalize pricing and disclosures, go live
If you plan a larger project, add buffer time for quotes, permits, and contractor schedules.
Cost planning and vendors
Create a simple budget and track estimates. Common ranges in our area include:
- General pre-listing inspection: about $300 to $600
- Roof repair or partial replacement: ranges widely based on scope
- Whole-home interior paint: typically several thousand dollars
- Landscaping refresh: about $200 to $5,000 depending on scope
- Staging: partial $500 to $2,500; full $2,000 to $10,000+
- Professional photography: about $150 to $500+; video and drone add cost
- Termite treatment: several hundred to a few thousand depending on extent
Request multiple bids for anything over a few hundred dollars. Your agent’s vendor network can save time and help with scheduling.
Local logistics checklist
A smooth closing depends on small details. Confirm these early:
- Property tax and appraisal records for accuracy
- HOA transfer fees, resale certificate requirements, and timelines
- Utility providers and final meter reads
- Permits and final inspections for past renovations
- Flood status with FEMA Flood Map Service Center
Avoid common pitfalls
- Unpermitted work: Gather documentation or address before listing
- Missing HOA documents: Start requests early to avoid contract delays
- Incomplete disclosures: Use the TREC forms page and be thorough
- Flood or drainage surprises: Review FEMA maps and inspect grading and gutters
- Utilities off during inspections: Keep everything on until closing
- Neglected roof or HVAC: Tune up, document service, and address problems before showings
Ready to put this plan in motion and maximize your net proceeds with premium media and polished marketing? Connect with Bonnie Altrudo to get a clear timeline, a neighborhood-specific valuation, and full-service prep that showcases your home at its best. Get Your Free Home Valuation.
FAQs
What should I fix before listing a home in The Hills?
- Prioritize health and safety issues, roof and HVAC problems, termite treatment, and any leaks, then focus on paint, lighting, flooring refreshes, and curb appeal.
How do HOA rules affect selling in The Hills?
- HOA documents, fees, and any restrictions on signage or drone photography can affect timing and marketing, so request resale documents and rules from the HOA early.
Do I need a pre-listing inspection in Texas?
- It is generally recommended because it uncovers issues you can fix or disclose, which reduces negotiation surprises and helps keep your closing on track.
What disclosures are required when selling in Texas?
- Complete the Seller’s Disclosure Notice and, for homes built before 1978, provide the federal lead-based paint disclosure with accurate, truthful information.
When is the best time to list in The Hills?
- Spring often sees higher activity, but a well-priced home supported by strong marketing can perform well year-round based on current ABoR market conditions.
Will staging help my home sell faster?
- Staging and even partial staging often improve buyer perception and photography, which can shorten days on market and support stronger offers in many markets.
How far in advance should I start pre-listing prep?
- Start 4 to 6 weeks before your target list date to allow time for inspections, repairs, staging, photography, and gathering HOA and disclosure documents.
