How to Sell My Shawnee KS Home Fast – a Comprehensive Guide

Homes for Sale in Shawnee KS - Comfort, convenience, and space are yours to enjoy in homes for sale in Shawnee KS.

Selling your Shawnee KS home is one of the largest monetary transactions you’ll have in life!

If you’re planning to put your Shawnee KS home on the market, one of the most important things to remember is to not let your emotions overtake you while you are in the process of this long road of selling.  It is essential to distance your emotions from your home as you start looking at it as real estate.

My name is Lea Deo. This post is your comprehensive guide on how to sell your home fast in Shawnee KS. It will contain all the steps that you need to know to sell your home like a pro.

How do you know if selling your home is the right thing to do?

Homes for Sale in Shawnee KS

Every situation is different, but for you to get a bigger chance of getting the best price for your property, you should know how to prepare your home and when to best list it on the market.

Shawnee is a quiet town in the city of Kansas where everything is easy going and everything is simple. It’s a pleasant community with home rates as high as $1,300,000 to less than $100,000. It’s made up of adorable contemporary and traditional homes that have been built as early as 1910.

The neighborhoods put it close enough to Kansas City but still just far enough away that it’s unique and quiet and has the necessary establishments that everyone needs to live comfortably.

Some of the signs that tell you it’s high time to sell your hard-earned  investment and make more exciting decisions are:

  • When you feel the house has too much space and you mostly feel overwhelmed by silence and vacant rooms
  • You feel that you no longer belong to the neighborhood. Perhaps you used to not have homeowners association fees or simply your neighbor dynamics have changed
  • Upgrading won’t offer a decent return on investment
  • You can afford to sell. If you have the amount to spruce up your home and have bigger possibility of selling it higher

And if these aren’t enough:

  • You’ve got equity on your side. I can produce a Comparable Market Analysis to determine an appropriate value of your home
  • You’re out of debt and you have a decent amount of money in your savings. You should be in good hands if you have 3 to 6 months of expenses in your bank and you’ve cleaned up your mortgage and nonmortgage debts
  • You understand how the market runs

Do I need a REALTORⓇ to sell my house?

If you are planning to sell your Shawnee home this year, chances are you’re probably contemplating on whether to sell on your own (also called as FSBO or for sale by owner) or to sell with a Realtor®.

This is just the first of many decisions you’ll be making related to home selling. There will be many more, so brace yourself for the ride.

I understand why you would want to go the FSBO route. The agent’s commission at 6% is quite substantive, and you can pocket that or use it for house repairs instead of paying the agent. You also probably feel confident that you have all the resources you need to sell your home.

On the other hand, you can also choose to sell with a professional real estate agent. Yes, there a commission, but it would be more convenient and less stressful.

Why hire a Realtor®?

The convenience and the less-stressful experience are just among the many perks of working with an agent. They don’t even rank among the top three reasons why you should hire one.

Here are the best reasons why you need a Realtor®.

  • Get professional pricing and marketing advice.

If this is not your first rodeo, you know that home selling is challenging, stressful, and time-consuming.

It takes more than just cleaning and repair skills. You need to know about the local market trend, how to list your home so the right market can see it, and how to price your home correctly. You should also know about home appraisals, inspections, pre approval and many other legal forms associated with selling.

When you hire a Realtor®, you get all the help you need! This is the reason 90% of sellers use a listing agent.

Home pricing alone takes expert assistance. When you want to successfully sell your home, your home’s price should be the right market value. Make the mistake of pricing it too high and your home will sit in the market for months and become stale.

  • Your home will be marketed aggressively.

Mention all real estate and social media platforms you know, your home will be marketed there and more.

The agent will ensure your home is visible through print and online to widen your home’s exposure, so it will have a far wider market reach.

Your home will be listed on the MLS (Multiple Listing Services), a database of homes currently for sale on the market. If your home is not listed, your home will be disregarded by buyers simply because it is not listed there.

  • You’ll have someone to help you with the paperwork.

Home selling involves a lot of paperwork. There’s the Preliminary Title Report, Seller’s Net Sheet, Mandatory Disclosures, Inspection Reports, and others. It can be a real challenge to prepare all these documents, on top of your daily tasks at home and at work.

A Realtor® will help you prepare all the paperwork, including all legalities and documentations required in negotiation.

You are entitled to professional assistance in reviewing the documents and ensuring everything is in order.

  • You have the help of a strong negotiator.

When you’ve received an offer, your Realtor® will negotiate counter-offers, so that the terms of the offer are agreeable to both you and the buyer.

This can be hard to do on your own because you have a deep emotional attachment to the house and may be sensitive to perceived criticism, while the agent is a third party and can relay information in an objective manner.

As you can see, the choice of requiring the service of a real estate agent depends on your knowledge, skills, and personal judgement.

Will a REALTORⓇ do everything for me or can I get involved?

If you are like most Americans, your house is the biggest financial investment you’ve ever made. You are emotionally and financially invested in the house, so when it comes to selling, you’d want to help in any way you can.

You’re probably thinking about getting involved in terms of marketing your home through social media. Though that’s not a bad idea, it’s not really ideal for hard selling because social media’s algorithm is designed for best user experience – and that’s a whole other blog post in itself.

So no, social media marketing on your end is not really the kind of help Realtors® need.

Most agents have a team of professionals to back them up. From photographers, interior designers, movers, construction workers, and marketing specialists who’ll market the heck out of your property, you name it, good agents have it. Your agent will do everything for you.

So how can you help your Realtor® sell your home? Let her do her job and don’t do anything detrimental to the potential sale of the house.

The following are some of the things you as a seller must do if you want the selling process to go smoothly:

  1. Listen to your Realtor’s® advice.

The whole point of getting a professional to help you is so you can have the best advice and guidance.

You may not agree when your agent recommends you sell for a lower price because you want to maximize your profit, but your agent knows best when it comes to the initial listing price.

Refusal to listen to your agent’s advice may lead to incorrect pricing, which would lead to fewer buyer inquiries and showing, very few (if any) offerings, and higher days on the market leading to the property getting stale.

  1. Keep your house clean.

You never know when your agent will call and request for a showing, so keeping your house immaculately clean all the time is a must. The moment you decide to list your home on the market is the moment you start viewing the house as a property that needs to always be maintained.

  1. Don’t stick around for showings.

One of the worst things you can do as a seller is to be around during showings, telling stories of each room and dazzling the potential buyers with your family history. This not only distracts, it also prevents the buyers from asking the agent their questions, one of the major reasons for house showings.

  1. Keeping your pets away from the house during showings.

Not all buyers love animals. In fact, many people are allergic to cats and dogs, so no, you don’t want them in the house during showings. Pets can also have a lingering odor that you don’t want any potential buyers to smell, so another help you can give your agent is to take your pets (and its toys, food container, etc) to a pet shop or take them for a long drive.

  1. Keep your commitments (especially on upgrades).

Your agent will give you some suggestions on improvements that your Shawnee KS home needs. This could be fixing the AC, replacing the front door, taking care of the broken kitchen tiles, etc.

How to get my house ready for the highest offers?

Homes for Sale in Shawnee KS - Comfort, convenience, and space are yours to enjoy in homes for sale in Shawnee KS.

One of the challenges many homeowners face when they want to sell their houses is how to get the highest offers. With so many other homes competing against each other in the market, how do you make your home stand out so buyers will be compelled to offer a good price?

Here are four tried and tested tips that will ensure your home rises above the competition, receives great offers and sells fast. Brace yourself because this involves hard work and serious commitment.


When you’ve been living in your house for many years, you’ve surely accumulated a lot of stuff. After all, a home wouldn’t really be a home if it didn’t have family pictures, a display of collections, various furniture and many other knick knacks you think will come in handy someday. If your home is filled with these belongings, it could look small, dim and messy.

Buyers prefer bright and airy homes.  Do yourself a favor and start clearing out your clutter so there’s more space in the house. Dispose of  any broken items, donate old and unused clothing, toys, bags, books and shoes, and remove anything that’s not important.

Just the mere act of decluttering can do wonders for your home.

Start packing away items you don’t need every day. This includes pictures, children’s art, any decor you have on the walls, books you’ll be keeping, anything that you won’t be parting with but are not necessary in your day to day life should be boxed and stored.

Renting a storage unit is very helpful, and there are plenty of affordable units in Shawnee.

Make necessary repairs

Most buyers prefer move-in ready homes where they don’t have to do any repairs. On your end, fixing everything that needs repair means buyers don’t get to use repairs as an excuse to haggle during negotiations.

What are some repairs you must make?

  • Roof repair or replacement
  • Replacing cracked floor or tiles
  • Flooring fixes – Refinishing the floor (for wood floors) or replacing worn out carpet
  • Patching holes and cracks in walls and ceilings
  • Fixing leaky faucets
  • Painting your home a neutral-toned color
  • Changing burned-out light bulbs
  • Kitchen cabinet repair and repaint.

Here’s a great video about how to refresh your kitchen cabinets.

Clean everything!

Clean everything, from the top of the house to the bottom.

Make sure that you wipe down the top of the cabinets, clean under the sink, and vacuum every nook and cranny of your home.

Clean the windows! Light filters in better when the windows are sparkling.

Watch this video from HGTV showing how to clean windows.

Cleaning takes time. It’s not something you can do in one day. However, if you are hard pressed for time and busy with work, hire professional cleaners.

They can make this job so easy for you.

Enhance your curb appeal

Your home’s curb appeal is the first thing a buyer sees when he steps out of the car. Maximize its use to create a positive first impression!

Amp up your curb appeal by cleaning it, making sure that the front lawn is mowed, the bushes trimmed and the plants cleared of any dead leaves.

Adding some colorful flowering plants and several planters will greatly improve the look of your front yard.

Don’t leave your exterior drab and dry. Get creative. Adding some outdoor features along with a well-maintained yard shows pride of ownership, and buyers will be more willing to offer a better price.

Is this the right time of the year to sell my house?

Shawnee Kansas Real Estate - Experience the slower pace of lifestyle you've been dreaming of in Shawnee KS homes for sale.

If you’re wondering if now is the right time to sell your house, or if there is a best season to sell your house, you’ve probably heard rumors regarding “the right time” to sell a property.

Conventionally, spring is the best time or season to put your home on the market. It is true that the real estate market sees a lot more activity during spring season, and it’s because more people are up and about since winter has ended and summer is close by.

The improved weather condition and in-bloom flowers showcase a property’s beauty. Add the people’s good mood and anticipation for the coming warm days and you have an excellent condition conducive to home selling.

If spring to summer is considered the best time of the year to sell a home fast, the winter months, specifically December to January are the worst months to list a property because according to common belief, people are in a holiday mood and not looking to buying any property.

Did you know that the season of the year isn’t nearly as important as the condition of the local real estate market?

Imagine this. You’ve waited for spring before listing your home because you think it is the right season to sell your house, but so did the other home sellers in the area! Do you think you’ll sell your home fast and for top dollar with such a stiff competition? More likely, you’ll be forced to lower your home price if you are in rush to sell.

The type of market you have will determine if it is right time to list your property.

The market becomes a “buyer’s market when there is a high supply of homes with a low demand for them. In other words, this takes place when the number of homes for sale exceeds the number of buyers looking to purchase.

On the other hand, when the number of buyers looking for houses for sale Shawnee KS exceed the number of homes for sale, then we have a seller’s market.

And if you decide to put your home up on the market, you can drive the price, receive multiple offers, and expect your home to be sold in a few days!

So, going back to the question “Is this the right time of the year to sell my house?”, the answer is a resounding “Yes!”.

Shawnee, along with many other cities in the country, is experiencing a seller’s market. The Kansas City Regional Real Estate Market Reports that in Johnson County where the median sales price is $250,000 in 2017, it is now up to $265,500, and the first quarter isn’t over yet!

As a home seller, it’s a great time to sell your Shawnee, KS home! 

What are the most common mistakes home sellers make when selling a home?

 Shawnee KS Homes for Sale - Find out the mistakes to avoid when selling your Shawnee KS home.

We all make mistakes. It’s a fact of life. We learn from our mistakes, move on and do things better.

But some mistakes can be costly, and this is especially true in real estate. If you plan to sell your home and you did not do your homework right, you will commit mistakes that will cost you thousands of dollars. That’s something we want to avoid as much as we can.

That’s why today, I am sharing with you the most common mistakes I’ve observed home sellers do. I’m doing this in the hope that you will learn how to avoid any home selling pitfall, and if you’ve already committed some of them, that you can come to me and together we can resolve your issue.

Avoid these top five home seller mistakes

  • Overpricing. Your home’s price is one of the most important factors that determine the success of your home selling journey. When you want your home to sell fast, you need to have the right price.

Don’t forget that modern home buyers are Internet savvy and have easy access to the home information when they check online. They’ll know if you’ve been pricing the property too high.

Homes set at prices higher than its market value usually go stale. Buyers ignore them since they don’t have the same features and amenities like other homes in that price range.

Price your home right. Don’t rely on your emotions or the previous upgrades you’ve done to your home. Request a valuation from a real estate agent like me.

  • The house is not ready to sell. Skipping the necessary preparations like cleaning, decluttering and doing minor repairs reflect on you as the home buyer. Your house may have some great features, but if it’s covered up in dirt, no buyers will come near it.

Buyers are picky. After all, they’ll be spending a lot of money so they want the best value for their money’s worth.

Cleaning and decluttering can do wonders for the home.

To sell a house fast, you need to showcase the house’s best features, and that’s accomplished through staging.

Don’t stop there. Make sure your home has no strange odors.

Make sure that minor issues are fixed so buyers will not find reasons to complain or negotiate about price.

  • Not choosing the right the real estate professional. Another common mistake I observe among sellers is entrusting their biggest asset to the first real estate agent they meet.

Not all real estate agents are equal. Some are good, some are better, and some are excellent.

Since your home is your biggest investment, shouldn’t you be working with the best, most qualified, most skilled agent? A great agent makes the home selling process easy by providing you with the right resources and information.

Don’t waste your money and effort. As soon as you decide to sell your property, contact the best real estate agent in Shawnee KS. That would be me, Lea Deo.

  • Taking bad photos. 92% of buyers start their home buying experience online.  The quality of your home’s photos can make or break you.

When you post bad photos, expect buyers to ignore your listing. Would you spend your hard earned money on something that looks sloppily done? Of course not.

Hire a professional photographer to take pictures of your home. Better yet, ask a recommendation from your Realtor®.

  • Selling an unstaged home. Did you know that staged homes sell faster than unstaged homes?

In a study conducted by RESA, results show that unstaged homes stay on the market for six months, while staged homes spend only four months on the market. That’s a 60-day difference!

Also, staged homes sell for a higher price compared to unstaged homes.

Your home will greatly benefit if you stage it first before selling, so never list your home unstaged.

John Maxwell said “A wise person learns from his mistakes. A wiser one learns from other’s mistakes.”

Be wiser and learn from other home seller’s mistakes.  Avoid the pitfalls I’ve mentioned and you’ll have a much happier real estate journey.

Are there home renovations I should avoid?

Shawnee KS Real Estate - Learn the top remodeling projects to avoid when selling your Shawnee KS home.

When you want to get the most out of home selling, there is nothing better than renovation.

Home renovation allows you to improve or repair what you already have so you can sell your property for its best price. When you decided to put your Shawnee home up on the market, you’ve also likely considered the possible improvements to make in your home.

However, not all upgrades can improve your home’s price. Some can even make it more difficult to sell your home. Be smart! Carefully study your options and check your budget before deciding on any home improvement projects to undertake.

What renovation projects you should stay away from? 

Adding a swimming pool. Who doesn’t love a backyard pool? Just imagine all the fun you can have in summer. Unfortunately, though many people enjoy pools, it is a poor choice as a home improvement project because it is unlikely to pay for itself. It’s low ROI and high maintenance expense makes it a liability in the eyes of buyers.

High-end gourmet kitchens. Kitchen improvements always add value to the property, but transforming your kitchen to a high-end, over-the-top luxury chef’s kitchen isn’t the best idea. reports that upscale major kitchen remodeling costs $253,396 with a low ROI of 55.2%. You only get a little over fifty percent back from what you spent.

Luxury bathrooms. While we all love the concept of luxury bathrooms, just like the over-the-top kitchen, a luxury bathroom renovation project is not worth it at the ROI of 53.3%.

Adding a sunroom or 3-seasons room. The concept of having a sunroom is perfect if you love entertaining, but if you’re selling and you want to increase your home value, it is not a good idea.

Extreme landscaping. You don’t need to shell out thousands of dollars on landscaping. While a gorgeous front yard can be enjoyed during spring and summer, the whole face of your yard changes during autumn and winter.

Colorful walls. You may think your decor is fantastic, but what do possible buyers think? When they see colorful walls, they’ll think of it as another thing to change in the home, which means additional cost.

Using wallpaper. You may find wallpaper pretty, but not all home buyers appreciate wallpapers. For them it may mean additional work, which they may not like.

Too much carpet. A carpet floor is beautiful and adds warmth and elegance to the room, but not all buyers like carpet. So before you spend money installing carpet on the entire floor, think again. It may not bring back the money you spent.

There you go, a list of renovations you must not do.

If you’re not sure what kind of projects will be best for your home, call me, Lea Deo. I will help you decide on the best upgrades so you can sell your home fast.

How do I best stage my home for showings?

If you’re selling your home, one of the most important days to remember is the showings.

This is the time when potential buyers come and visit the house. They’ll look around, open cabinets, check out the under-the-sink area, sniff for any strong odors, and basically try to feel if the house is giving them a “buy me” appeal.

It is important that your home is prepared, set and staged for showing.

How do you do that? Here’s how.

1.  Maximize your home’s curb appeal. There is no better time to boost your home’s curb appeal than now. First impressions are everything, and you want the buyer to be happy and satisfied when they see your property in person for the first time.

Check out some pro tips on how to maximize your curb appeal :

  • Power wash the siding and the walkway. Power washing will take away the grime and dirt build up, making the siding and walkway clean. Take some time to watch this video on how to powerwash your sidings.
  • Mow the lawn and clean the front garden if you have one. Add some mulch.
  • Add some plants and flowers. Give your curb appeal a pop of color. A few pots of blooms on one side of the porch makes it look more homey and inviting.
  • Clean your front windows. Your curb appeal does not end on the porch. The buyer’s eyes will scan the whole front section of your property, and it will surely catch dirty windows.

2. Make it sparkle! At this point of the home selling journey, your home should have been cleaned. If not, now is the best time to commit to cleaning your home. If you’re not sure you know how to do it right, get the help of professional cleaners. They can do the job for you efficiently and in a shorter time.

3. Go clean and clutter-free. Clear your home of unnecessary items. Since you’ll be moving anyway, it is best to put into storage any furniture that takes too much space.

Take decluttering one step further and ensure you have no new bills on the table top, that your kitchen counters are clean and sparkly, that the drawers only contain essential utensils, and that your bedroom cabinets have only strategically-chosen pieces in them. You want the house to look bigger, brighter, and more spacious.

4. Paint to update. One of the cheapest and easiest ways to stage a home is through painting it. Paint will breathe life to an old home. It can make your home look bigger and brighter. Make sure to choose neutral tones  because it’s more appealing to buyers.

5. Stage each room, beginning with the living room.

Here is a video which teaches how to stage your living room.

Staging is a crucial part of home selling. You stage to show your home’s potential and strengths. You stage to allow the buyers to visualize the home as their own so they can make an emotional connection, which will push them to buy the house.

How much should I list my house for?

Homes for sale in Shawnee KS - Learn how to set the best price for your Shawnee KS home for sale.

One of the most common questions I get from sellers is how to price a home.

How much should I sell my home for?”, “How do I price my home?”, “Where should I base my home price on?”, “How do I do set a listing price?”, all differently phrased questions but with a common theme – price.

If you’re planning to put your home up on the market, you’re also likely wondering the same.

And you should be, since price is the most important factor buyers consider when they decide which home to purchase.

How do you set the price?

You’ve probably heard that pricing is “part science, part art”. This is because it involves research and a little guesswork. That’s why if you ask three agents to price your house, you’ll get three different prices.

There is no definite formula to create the listing price, but I can help you understand what considerations real estate agents look at when pricing your home.

The following factors all play a role in your home’s value.

  • Sold comps. This refers to recently sold homes in the past three months. These homes are similar and close to your house in size and style. A good Realtor® checks out their listing prices, how much they were sold for, and how many days they stayed on the market.

Doing a side-by-side comparison on all recent homes sold will show a pattern of buyer activity, of how much buyers are willing to pay for the homes, which is a good benchmark of how much you can price the home for.

  • Active comps. These are homes currently for sale in your area. It helps to know your competition! You want to know how much the other houses are priced for so you can adjust accordingly.
  • Expired and withdrawn listings. Some agents even go as far as bringing out data about homes that expired so they can evaluate why those houses did not sell.

This is important because you don’t want to make the same mistake. Learning about these homes will help you decide on a strategic listing price.

  • Real estate market. The local real estate market also in part decides how much your home is worth.

In a seller’s market where demands exceed supply, you’ll find that even if you increase your price by a few thousand dollars, you’ll still get many offers.

On the other hand, if it happened to be a buyer’s market where the supply of homes exceed the number of buyers, expect your home to stay on the market a little longer. You’ll also likely drop your price by several thousands to be able to compete in the tight market.

  • Time to sell factor. Another crucial factor to look at when pricing is how soon you want the house to sell. If you are in a hurry to sell, you may want to consider dropping the price by several thousands.

You’ll be basically selling your home for a good deal, and many buyers will be interested.

These are just some of the things a Realtor® looks into before helping you decide on the listing price. In the end, when your agent has presented his or her CMA (Comparative Market Analysis), it will be your choice whether to accept it or change it.

How can I make my home stand out on the market?

Shawnee Kansas Real Estate - Find out how to make your Shawnee KS home for sale more appealing to buyers.

It is every seller’s dream to make their home stand out so it generates attention and captures buyer’s interests, and hopefully, pockets as well. 

In a sea of competing homes, this can be a big challenge. All the other sellers are also fixing their houses, repainting it, cleaning, sprucing the yard. What else can you do?

There are still some things you must do! I’ve been in this business for 15 years and have seen how some homeowners went the extra miles to make their homes the best there is.

Here are some ways you can make your home stand out:

  1. Deep clean.

Don’t just clean, instead, deep clean.

If you’re selling your home, general cleaning is a must. You need to clean the floors and windows, remove the dust off counters and furniture, and make your home look well-maintained.

But if you want to impress buyers, don’t settle for general cleaning. Instead, do a deep clean. This is a more intensive job that requires longer hours, but your home will come out spotless and shiny.

Deep cleaning includes wiping all electrical installations, cleaning all parts of the windows including the grills, getting up close and personal with the baseboards, getting the carpet washed and cleaned, descaling all bathroom fittings, scrubbing tile grout, cleaning all kitchen appliances inside and out, and more.

Not sure if you can tackle a huge job? No time? Hire professional cleaners. They’ll do the job so efficiently your house will look brand new.

  1. Go minimal.

Buyers love bright, airy, spacious homes, and you can’t achieve that if your house is cluttered.

Pack your things, give away items you don’t need or use, and throw out old and broken items that have accumulated in the attic over the years. Leave only the barest essentials in the house. You want your house to look lived in, but you also want to showcase how much space there is.

  1. Stage it.

Think of model homes. Model homes are beautiful, elegant, and tastefully designed. That’s your goal.

Stage your house to show the function of each room and space. Make it visually appealing. Showcase its strengths.

If you’re not confident about your skills, ask help from a friend. Or better yet, hire a professional stager. Set up your home so that any buyer will want to stay and be the new owner.

  1. Get professional photos of the house.

Make your home look more appealing in print by getting it professionally photographed. This is a crucial factor in marketing.

90% of buyers first check a home online, and having quality photos can really catch their attention. If the photos of your home are bland and uninspiring, potential buyers will simply ignore it and look at other beautiful homes.

  1. Throw in something extra.

Capture buyers interest by  adding an incentive like a brand new TV, paying for the buyer’s closing costs, or offering a home warranty.

Think of something creative and fun that will grab a buyers’ attention.

Try these things and be amazed at the results you’ll get.

Are you ready to sell your Shawnee KS home?

When you want to sell your house for its best price, work with me, Lea Deo, the best real estate agent in Shawnee KS. More than my years as an agent, I also have the skills and network in place to help sell your home. Your part is to maintain it, keep it spotless for showings and ensure that it is buyer-ready.

Call me at 913-233-9547 when you’re ready to talk. I put service before sales but I also know how to get things done!