How LJ's top listing agents run a seller transaction, start to close
Nine stages, in the order they actually happen, with the New York-specific detail that separates a top producer from an agent just going through the motions in Queens and Long Island.
The seller consultation, not just a CMA
Pull active, pending and sold comps from OneKey MLS and adjust for condition, maintenance/HOA (co-ops and condos), and the actual days-on-market trend in that specific zip — not the borough average. Walk the seller through a real net sheet (transfer tax, attorney fees, mortgage payoff, agent commission) before you talk price, so the number you land on is one they can actually act on. A listing priced to sit costs more in price reductions than it ever saves in ego.
Listing agreement and disclosures, signed clean
Exclusive right-to-sell agreement, Agency Disclosure (required at first substantive contact in New York — don't let this slip to after the first showing request), Property Condition Disclosure or the $500 credit in lieu of it, and Lead-Based Paint disclosure on anything built before 1978. For co-ops, start gathering the board package requirements now — financials, reference letters, building application — so you're not scrambling for it after you already have a buyer.
Prep that actually moves the price
Light staging and decluttering beat a full renovation nine times out of ten. Book professional photography and a short walkthrough video — vertical cuts for Reels/TikTok, not just the MLS set. Get a floor plan done for co-ops and condos; buyers scrolling on their phone skip listings without one. Fix what actually shows (paint, lighting, odors) and skip what doesn't pay back before closing.
Launch week: the first 10 days decide the listing
The first 7–10 days on market get the most buyer-side views a listing will ever see — don't go live until photos, the MLS write-up and pricing are all actually ready, because that window doesn't come back. Enter it clean in OneKey MLS Matrix, confirm syndication to Zillow and Realtor.com looks right, post it, and schedule the first open house for that opening weekend while interest is highest.
Showings and a real feedback loop
Request feedback the same day as every showing, not a week later. Send the seller a short update weekly even when nothing's changed — silence is what makes sellers panic and start questioning the price. Adjust based on what buyers are actually objecting to in person, not guesses from the online view count.
Reading offers, not just ranking them by price
The highest number isn't always the strongest offer — weigh financing type against it (cash and conventional close cleaner than FHA, which carries more appraisal-gap risk), contingencies, proof of funds or a real pre-approval letter from a loan officer you can actually call, and the closing timeline your seller needs. In a multiple-offer situation, run a clean highest-and-best process with a real deadline, and know when an escalation clause actually serves your seller versus just complicating the negotiation.
Attorney review and going to contract
New York isn't an escrow state — an accepted offer is not a binding deal here. Nothing is final until both attorneys have completed review and contracts are signed, so get your seller's attorney engaged the moment you have an accepted offer, not after. Attorney review is also where deals quietly stall: a short daily check-in with both sides keeps it moving instead of drifting past the point where your buyer starts shopping again.
Contract to closing: where deals actually blow up
Track the mortgage contingency date on a calendar the moment contracts are signed — missing it is the single most preventable way a deal falls apart. Prep comps for the appraiser yourself in a tight market instead of hoping they land on value. For co-ops, the board package and interview run on their own timeline — start it the day you're in contract, not the week before closing. Confirm the title search is clear early enough to fix any surprise before it becomes a closing-day problem. Walk the property with the buyer's agent 24–48 hours before closing, not the morning of.
Closing day, and the next listing
Closings in New York happen at an attorney's office, not an escrow company — confirm the time and location with both attorneys a day ahead so nobody's standing in a lobby. The highest-goodwill moment you'll ever have with that seller is the five minutes right after they sign — that's when you ask for the Google review and the referral, not in a follow-up email a week later.
Faster by phone than by searching this page
This page is for process. A question about an actual transaction is faster solved by calling the office or posting it in Agent Voice.