You want a clear plan before you put your Bearden home on the market. A great listing appointment should give you answers, a strategy, and confidence. In this guide, you’ll see exactly what happens during a Bearden listing appointment, what to bring, and what you’ll walk away with. Let’s dive in.
What happens at your appointment
Pre-appointment prep: what to gather
Bring the documents you have on hand so your agent can prepare accurate pricing and a net estimate:
- Deed or proof of ownership
- Current mortgage statement and payoff info
- Recent Knox County property tax bill and parcel ID
- Survey or plat, if available
- HOA covenants or architectural guidelines, if applicable
- Utility bills, plus any service providers
- Copies of permits, inspection reports, remodel records, and warranties
- Title policy or notes on any known liens or title issues
- Keys, access instructions, alarm codes, and pet details
These items help your agent verify records, disclose known facts, and plan logistics from photography to closing.
Guided walk-through and condition review
Your appointment starts with a room-by-room tour. You and your agent will note key features, upgrades, and any visible maintenance concerns. The walk-through also covers systems like HVAC, water heater, roof, windows, and doors.
You will leave with a practical list: recommended repairs, quick wins for curb appeal, and a staging checklist. Your agent may suggest a pre-listing inspection if it will reduce surprises or support pricing.
Pricing with a local CMA
Next, you will review a Comparative Market Analysis. It includes recent sold comps, active and pending competition, and any expired listings. You will see adjustments for size, beds and baths, lot, updates, and condition.
Your agent will discuss pricing strategies that fit your goals:
- Aggressive pricing to spark strong early interest
- Market value pricing based on recent sales
- Limited buyer pool pricing at the top of the range
You will understand how pricing choices affect showings, appraisal risk, and negotiation leverage. Expect clear visuals, rationale for a recommended list price range, and Days on Market trends for Bearden.
Your seller net estimate
You will see a net proceeds estimate at different list or offer prices. It typically includes your projected sale price, mortgage payoff, commission, prorated taxes and HOA dues, closing and title fees, and possible repairs or concessions.
Your agent will explain that a net sheet is an estimate. Final numbers depend on the accepted offer and the closing statement.
Marketing plan built for Bearden
You will review a tailored plan that reflects how buyers shop in West Knoxville. This includes a full MLS entry for Knoxville and Knox County, professional photography, and a schedule for floor plans, 3D tours, drone images, and video when appropriate.
Expect a plan for online syndication to major home search portals, targeted local ads, social media campaigns, and high-quality print pieces. You will also set up showing logistics, including lockbox access, electronic scheduling, and availability windows. Your agent will map out how to prep your home for photos and buyer tours.
Contracts and required disclosures
Your agent will walk you through the listing agreement. You will review the term, commission, marketing authorizations, and how termination works. You will also complete required forms, including the property disclosure statement.
If your home was built before 1978, you will complete the federal lead-based paint disclosure. You can review the federal rules through the HUD guidance on the lead disclosure requirement. Your agent will also reference Tennessee disclosure forms and guidance from the Tennessee Real Estate Commission to ensure you meet state requirements.
- Review HUD’s lead disclosure rules: HUD lead-based paint disclosure
- See state guidance: Tennessee Real Estate Commission
Showings to closing: what to expect
You will discuss how showings are scheduled and the plan for open houses. When offers arrive, your agent will review the contract, pre-approval or proof of funds, and any addenda.
Expect a conversation about common contingencies, like inspection, appraisal, and financing. Once under contract, a typical closing timeline is about 30 to 45 days, depending on loan type and title work. In Tennessee, closings are handled by title companies or closing attorneys, and your agent will outline wire procedures and settlement steps.
Bearden specifics to consider
Neighborhood demand drivers
Bearden attracts a wide range of buyers because of its proximity to shopping, dining, and key commuting routes. Housing types vary from older bungalows and midcentury ranches to newer infill homes. Your marketing and staging plan should highlight lifestyle access, outdoor spaces, and updates that matter to move-up buyers and downsizers.
HOAs and covenants
Some Bearden subdivisions have HOAs with covenants, resale packets, and possible transfer fees. Bring any HOA contacts and documents to your appointment. Your agent will confirm rules for signs, exterior changes, and any pending assessments.
Property records, taxes, and flood status
Your agent may reference the Knox County Assessor of Property for parcel data and tax history, and the Knox County Register of Deeds for recorded documents. If buyers ask about flood status, your agent can use the FEMA Flood Map Service Center for current maps.
For utilities, be ready to share account details for the Knoxville Utilities Board. This helps with final meter reads and a smooth utility handoff near closing.
Quick seller checklist
- Gather: deed, mortgage statement, property tax bill, survey, permits, HOA docs, utility bills, and warranties
- Collect receipts for recent updates like roof, HVAC, kitchen or bath work
- Tidy and repair: declutter, depersonalize, touch up paint, fix loose hardware, replace bulbs
- Consider a pre-listing inspection if you want fewer surprises
- Decide your ideal timeline, preferred closing window, and items that will stay with the home
- Ask to see sample marketing from recent Bearden listings
What you leave with
By the end of your Bearden listing appointment, you should have:
- A recommended list price range backed by a clear CMA
- A written marketing plan with media, timing, and showing logistics
- A seller net estimate at multiple price points
- A checklist of repairs and staging steps
- A next-step timeline from prep to photo day to go-live
Ready to list in Bearden?
If you want a premium, hands-on plan that fits Bearden buyers, we are ready to help. Schedule a conversation and see how thoughtful staging, pricing, and marketing can maximize your outcome. Reach out to Karli Pritchard to schedule a personalized market consultation.
FAQs
What is reviewed in a Bearden CMA?
- A Bearden CMA compares recent sold properties, active and pending listings, and expired listings, with adjustments for size, lot, updates, and condition to support a smart list price.
How are my net proceeds estimated in Knoxville?
- Your net sheet shows projected sale price, payoff, commission, taxes, HOA dues, closing fees, and potential repairs, then calculates an estimated bottom line.
Do I have to complete lead-based paint forms?
- If your home was built before 1978, federal rules require a lead-based paint disclosure; your agent will provide the form and the EPA/HUD booklet.
What should I do before photos and showings?
- Declutter, depersonalize, complete small repairs, and follow your staging checklist; plan to be out during showings and open houses.
How long does it take to sell in Bearden?
- Timing varies by price, condition, and competition; your agent will share Days on Market data for comparable Bearden homes at the appointment.
Who handles closing in Tennessee?
- Title companies or closing attorneys manage settlement and recording; your agent will coordinate wire instructions, disclosures, and final walkthroughs.
