Last updated: April 2026

The 163-Step Home Selling Process™

Most Utah real estate agents have zero documented steps for selling a home. They list it, post it on Zillow, schedule a few showings, and hope. The 163-Step Home Selling Process™ is the opposite of that. It’s the proprietary system the Kris Bowen Real Estate Group uses to take a Utah home from “thinking about selling” through closed transaction, with every meaningful action defined, assigned, and tracked. Nobody else in the Utah market runs this on listings.

This page lists all 163 steps, organized into the nine phases we move every listing through. If you’d rather skip the list and start a listing conversation, call 801-999-8005 or request a free home value review.

Why 163 Steps

The number isn’t a marketing gimmick. It’s the count we arrived at when we sat down and wrote out, end to end, every action a listing team should perform on behalf of a Utah seller. Some of those steps are obvious. Most aren’t. They cover pricing strategy, prep work, photography, video, copywriting, MLS coordination, syndication, broker outreach, showing logistics, lead follow-up, offer review, negotiation prep, inspection coordination, appraisal management, title and escrow handoff, and post-close follow-through.

Kris Bowen has been a licensed Utah broker since 2003. Twenty-four years and over $820 million in team production have shown us that the difference between a great listing outcome and an average one is almost always the work that happens before the sign goes in the yard and during the seven to fourteen days after it lists. The 163 steps codify that work so it gets done the same way every time. The result: our team sells Utah homes for an average of 2.7% above competing listings.

The Full 163-Step Process

Phase 1: Pre-Listing Preparation (17 Steps)

1. Research all comparable currently listed properties (your competition)
2. Research sales activity for past 12 months
3. Research average days on market for this property type, price range, and location
4. Research previous sold history on the property
5. Download and review property tax information
6. Prepare Right Price Analysis to establish fair market value
7. Obtain copy of subdivision plat map
8. Research property’s ownership and deed type
9. Research and verify legal description
10. Have title order a preliminary title report and CC&Rs to review recorded liens and encumbrances
11. Research property’s current use and zoning
12. Verify legal names of owners in county’s public property records
13. Prepare listing presentation package
14. Perform exterior Curb Appeal Assessment of subject property
15. Compile and assemble formal file on property
16. Confirm current public schools and determine impact of schools on market value
17. Review listing appointment checklist to ensure all steps and actions have been completed

Phase 2: Listing Appointment Presentation (16 Steps)

1. Give seller an overview of current market conditions and projections
2. Review agent’s and company’s credentials and accomplishments in the market
3. Present Right Price Analysis results to seller, including sold listings, current listings, and expired listings
4. Offer pricing strategy based on professional judgment and interpretation of current market conditions
5. Discuss goals with seller
6. Explain the Tidal Wave Marketing technique we use to attract the most buyers
7. Explain market power of web marketing, IDX, Zillow, Realtor.com, and social media
8. Explain support staff and team professionals that work together to ensure a great experience
9. Explain the proprietary systems we use to assist in the process
10. Explain agent’s role in screening qualified buyers and protecting seller from curiosity seekers
11. Present and discuss strategic master marketing plan
12. Go over the unique features of the home with the seller to determine the target buyer
13. Review Seller Net Sheet breaking down the costs associated with selling
14. Review and explain all clauses in the Listing Contract and addendum, and obtain seller’s signature
15. Prepare detailed list of property’s inclusions and conveyances with sale
16. Schedule our licensed interior designer to walk the home and suggest changes to shorten time on market

Phase 3: Positioning for Top Dollar (8 Steps)

1. Compile a detailed competitor analysis on the client’s home
2. Research how many active buyers are looking for a similar home
3. Prepare detailed list of property amenities and assess market impact
4. Finalize the ideal buyers by home features and demographics
5. Formalize online marketing plan to target ideal buyers through social media, IDX, Zillow, Zoom Utah, and other channels
6. Finalize design for “Just Listed” postcard campaign to homes in the area
7. Review interior designer assessment with seller and recommend changes to shorten time on market
8. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability

Phase 4: Listing Preparation (31 Steps)

1. Introduce seller to our Client Care Coordinator
2. Send paperwork to title company to clear title and prepare for sale
3. Review current title information
4. Review and compare heated square footage based on previous MLS listing and county records
5. Confirm lot size via county records
6. Review preliminary title report and note any unrecorded property lines, agreements, and easements
7. Obtain house plans, if available
8. Prepare showing instructions for buyers’ agents and agree on showing time window with seller
9. Have title company contact seller and obtain payoffs on any liens
10. Check assumability of loans and any special requirements
11. Discuss possible buyer financing alternatives and options with seller
12. Review current appraisal if available
13. Identify Home Owner Association manager if applicable
14. Request HOA documentation (CC&Rs, meeting minutes, financials)
15. Verify HOA fees with manager — mandatory or optional and current annual fee
16. Order copy of HOA bylaws, if applicable
17. Confirm type of water rights and shares and start document collection, if applicable
18. Verify security system and water softener, current term of service, and whether owned or leased
19. Ascertain need for lead-based paint disclosure
20. Obtain extra key for lockbox
21. If property has rental units, copy all leases for the listing file, verify all rents and deposits, and inform tenants of listing and showing handling
22. Arrange for installation of yard sign
23. Add rider to yard sign so potential buyers can call or text for more information
24. Order professional photography services
25. Assist seller with completion of Seller’s Disclosure form
26. Quality control: verify contracts are filled out properly and MLS information is accurate
27. Compose an engaging paragraph describing the home to potential buyers
28. Load listing into transaction management software program
29. Arrange for installation of electronic lockbox
30. Connect lockbox up to our TrackBack system that records all showings and automatically notifies seller when the keybox is accessed
31. Provide seller with signed copies of all paperwork

Phase 5: Tidal Wave Marketing (26 Steps)

1. Post home on the Multiple Listing Service (MLS) for sale
2. Execute social media campaign:
   • Post “Just Listed” campaign on Facebook to neighbors within a 1-mile radius
   • Post listing on team Twitter / X feed for syndication
   • Post the home on our Facebook team page
   • Post the home on additional team social profiles (Instagram, LinkedIn)
   • Create remarketing campaign through Google and social media networks
3. Create compelling ad on Zillow, Realtor.com, KSL.com, UtahRealEstate.com, and Zoom Utah
4. Feature listing on Zillow, Zoom Utah, and KrisBowen.com
5. Post listing to ListHub, which automatically syndicates the listing to thousands of real estate websites
6. Contact buyers from our Zoom Utah database to alert anyone matching the new listing
7. Mail out “Just Listed” postcards to all neighborhood residents
8. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions, and availability
9. Announce new listing to top-selling agents in the area
10. Advise our Reserve® Referral Network of the new listing
11. Provide marketing data to buyers coming through international relocation networks
12. Convey price changes promptly to all internet groups and past showing agents
13. Set up showing feedback survey to send automatically to showing agents
14. Set up survey feedback to forward automatically to seller
15. Review bi-weekly competitor analysis and positioning of the home in the market
16. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
17. Place regular weekly update calls to seller to discuss marketing and pricing
18. Promptly enter price changes in MLS
19. Educate our team about the new listing so they can present it to potential buyers
20. Have a full-time Inside Sales Agent available seven days a week to field incoming buyer calls
21. Set up Zillow and Realtor.com to email weekly Seller Marketing Reports for the home
22. Register seller with Market Snapshot so they can stay on top of activity in their neighborhood

Phase 6: Offer & Contract (22 Steps)

1. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents
2. Evaluate offers and prepare a net sheet on each for the seller for comparison purposes
3. Contact buyers’ agents to review buyer’s qualifications and discuss offer
4. Counsel seller on offers, explaining merits and weakness of each component
5. Deliver Seller’s Disclosure to buyer’s agent or buyer upon request, and prior to offer if possible
6. Confirm buyer is pre-approved by calling the loan officer and discussing credit, verified debt and income, type of approval, and loan type
7. Obtain pre-approval letter on buyer from loan officer
8. Understand the buyer’s motivation and situation. Recommend a negotiation game plan that maximizes sale price and favorable terms for the seller
9. Negotiate all offers on seller’s behalf, setting time limits for inspections, loan approval, and closing
10. Prepare and convey any counteroffers, acceptances, or amendments to buyer’s agent
11. Deliver copies of contract and all addenda to title company
12. When the Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
13. Verify buyer’s earnest money is deposited into escrow
14. With seller’s approval, continue marketing the property under contract to encourage backup offers
15. Deliver copies of fully signed Real Estate Purchase Contract (REPC) to seller
16. Deliver copies of the REPC and all addenda to lender
17. Provide copies of signed REPC for office file
18. Advise seller in handling additional offers submitted between contract and closing
19. Change status in MLS to Under Contract
20. Update transaction management program to show Under Contract
21. Verify termite inspection ordered if VA buyer
22. Enter contract deadlines into transaction management system and Google Calendar for reminders

Phase 7: Escrow (15 Steps)

1. Verify with buyer’s lender that Verification of Employment (VOE) has been received
2. Follow loan processing through to the underwriter
3. Add lender and other vendors to transaction management program so agents, buyer, and seller can track progress
4. Contact lender weekly to ensure processing is on track
5. Relay final approval of buyer’s loan application to seller
6. Coordinate buyer’s professional home inspection with seller
7. Review home inspector’s report
8. Enter inspection completion into transaction management software
9. Recommend or assist seller with identifying and negotiating with trustworthy contractors for any required repairs
10. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed
11. Coordinate with seller and appraiser to conduct the appraisal
12. Provide comparable sales used in market pricing to appraiser
13. Follow up on appraisal
14. Enter appraisal completion into transaction management program
15. If appraisal comes in low, work with appraiser to support value

Phase 8: Closing Preparation (25 Steps)

1. All paperwork is signed by all parties
2. Coordinate closing process with buyer’s agent and lender
3. Update closing forms and files
4. Ensure all parties have all forms and information needed to close the sale
5. Select location where closing will be held
6. Confirm closing date and time and notify all parties
7. Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining death certificates
8. Work with buyer’s agent in scheduling and conducting a final walk-through prior to closing
9. Research all tax, HOA, utility, and other applicable pro-rations
10. Request final closing figures from closing agent (attorney or title company)
11. Receive and carefully review closing figures to ensure accuracy of preparation
12. Forward verified closing figures to buyer’s agent
13. Request copy of closing documents from closing agent
14. Confirm buyer and buyer’s agent have received title insurance commitment
15. Provide Home Owners Warranty for availability at closing, if applicable
16. Review all closing documents carefully for errors
17. Forward closing documents to absentee seller as requested
18. Review settlement statements with the escrow officer
19. Coordinate this closing with seller’s next purchase and resolve any timing problems
20. Have a “no surprises” closing so seller receives the amount they were expecting
21. Verify recording of the home and notify all parties
22. If seller is moving out of state, refer them to one of the best agents at their destination
23. Change MLS status to Sold. Enter sale data, price, selling broker and agent ID numbers
24. Close out listing in transaction management program
25. Remove sign and keybox from property

Phase 9: After Closing (3 Steps)

1. Be a resource to the seller for any future real estate questions
2. Clarify and resolve any conflicts about repairs if buyer is not satisfied
3. Enroll seller into our Raving Fan Club and notify them of free event tickets, vendor discounts, and special announcements

What This Means for You as a Seller

The practical effect of running 163 steps on every listing is that nothing important falls through the cracks. Photography is always professional. Lighting is always shot in the right window. The listing description is written for buyers, not for the MLS field count. Offer comparisons always include net sheets. Inspection negotiation always uses repair credits modeled against your bottom-line proceeds, not headline numbers.

The other practical effect: predictability. You know what’s happening this week, next week, and the week after. You’re not waiting on text replies. You’re not wondering if your agent forgot to follow up with the buyer’s lender. The system runs the system. That’s why our team can move at the volume we do without quality drift.

Results: 2.7% Above Competition

Across our team’s listings, we sell Utah homes for an average of 2.7% more than competing listings in the same window. On a $700,000 South Jordan or Sandy home, that’s roughly $19,000 in your pocket. On a $1.5 million Holladay or Cottonwood Heights home, it’s over $40,000.

That number doesn’t come from luck or hot markets. It comes from doing 163 specific things in a specific order, every time. Pricing strategy alone moves the number. Prep moves it. Marketing moves it. Negotiation moves it. Stack the gains and the result compounds.

Frequently Asked Questions

What is the 163-Step Home Selling Process™?

It’s the proprietary listing and selling system used by the Kris Bowen Real Estate Group, broken into 163 documented steps across nine phases. The phases run from pre-listing preparation through post-close follow-up, and the goal is consistency, exposure, and net-proceeds optimization on every listing.

Do you really execute all 163 steps on every listing?

Yes. Not every step requires the same time on every property — for example, prep work scopes differently on a turnkey Daybreak home versus a 1980s rambler east of Redwood Road. But every step is reviewed, assigned, and tracked. That’s the entire point of having a documented system instead of an improvised one.

How does the 163-step process help me net more on my home?

The 2.7% average premium comes from compounding gains across pricing strategy, prep work, marketing reach, buyer engagement, and negotiation. No single step accounts for the result. The system does, because it removes the variability that costs sellers money.

Is this only for high-end Utah homes?

No. The same process applies to a $400,000 starter home in West Jordan and a $2 million Holladay luxury listing. The marketing assets and prep scope adjust to the property, but the underlying steps and discipline are the same.

How is this different from what other Utah agents offer?

Most Utah agents do not have a documented selling process at all. Some have a short list of standard steps. Nobody else in the Utah market runs a 163-step program on listings. If you’re interviewing multiple agents, ask each one to walk you through their documented process. The conversation tells you a lot about the listing experience you’ll get.

What is Tidal Wave Marketing?

Tidal Wave Marketing is the term we use for the multi-channel marketing push that happens in the first two weeks after a listing goes live. It’s Phase 5 of the 163 steps and includes MLS, Zillow, Realtor.com, Zoom Utah, KrisBowen.com, ListHub syndication, social media, postcard campaigns, broker outreach, and our internal buyer database. The goal is to put the listing in front of every realistic buyer pool in the same window.

Get Started

If you’re considering selling a Utah home in 2026, the next step is a no-obligation home value review. We’ll walk your home, run live comps from the Wasatch Front MLS, and show you specifically how the 163-step process applies to your address, timeline, and price target.

Call 801-999-8005, email hello@krisbowen.com, or request a free home value report online. We’ll respond the same day.