Updated October 2026. A stage-by-stage list of the documents you need to sell a home, and who supplies each one.
As of October 2026, selling a home takes the same core papers in most states: your deed and loan payoff details before listing, a seller disclosure, a signed purchase contract with addenda, then the deed, settlement statement and IRS Form 1099-S at closing. Homes built before 1978 also need a federal lead paint disclosure. You supply some; the title company and lender prepare the rest.
Jump to: 🏠 Before listing · 🤝 Under contract · 🪜 At closing · ⏱️ After closing · ❓ FAQ
Key takeaways
- Gather your deed, mortgage statement, tax bill and HOA documents before you list. They take days to arrive, not minutes.
- For homes built before 1978, federal law requires a lead paint disclosure and the EPA pamphlet before the buyer signs, plus a 10-day inspection window unless waived.
- The title or closing company usually drafts the deed, the settlement statement and Form 1099-S. You review and sign them.
- Keep closing records at least 3 years after the tax return for the year of the sale, per IRS Publication 523, and keep lead disclosures 3 years after the sale.
The list doesn’t change much whether you sell with an agent or on your own. What changes is who chases each paper. If you’re selling by owner, our FSBO paperwork checklist covers the extra forms in more depth. This page sorts every document by the stage where you’ll need it.
What documents do you need before you list your home?
Start here, a few weeks before your listing goes live. Most of these are things you already own or can request with one email or call.
| Document | Why you need it | Where to get it |
|---|---|---|
| Copy of your deed | Shows who owns the home and must sign. | Your files or the county recorder. |
| Mortgage statement and payoff contact | The closing agent orders a payoff figure from your lender. | Your lender’s online account. |
| Property tax bill | Taxes are prorated at closing. | County tax collector website. |
| HOA or condo documents | Buyers ask for rules, fees and budgets early. | Your association or its manager. |
| Survey and floor plan, if you have them | Settles questions on lot lines and square feet. | Your closing file from when you bought. |
| Repair and renovation receipts | Backs up what you say about the roof, HVAC or kitchen. | Your records and contractors. |
| Permits for past work | Unpermitted work can slow a buyer’s loan or insurance. | City or county building department. |
Your old closing file is a gold mine. It often holds the survey, the title policy and the deed you received. If you can’t find it, the title company that closed your purchase may still have a copy.
Also pull together your utility bills for the last 12 months and any warranties that transfer, such as a roof or appliance warranty. Buyers ask for both, and having them ready makes your home feel well looked after. A fair price matters too: a comparative market analysis tool helps you set it before buyers start asking.
Which disclosure forms are required to sell a house?
Disclosure rules are set by each state. Most states have a standard seller disclosure form where you report what you know about the home’s condition: leaks, foundation issues, past repairs, flooding and more. You answer from your own knowledge. You aren’t expected to inspect the home yourself, but you shouldn’t leave out problems you know about.
Lead-based paint
This one is federal. If your home was built before 1978, the EPA says you must give the buyer the pamphlet “Protect Your Family From Lead in Your Home,” disclose any known lead paint and records, and give the buyer a 10-day window to test for it before the contract binds them. The buyer can waive or shorten that window in writing. For a plain-English look at the paperwork, see this lead-based paint disclosure form explainer. The official sample form is on the EPA site.
Local add-ons
Some states add their own forms, such as flood, radon or septic disclosures. Our guide to seller disclosures walks through the common ones. When in doubt, disclose and let a local attorney check the wording.
What paperwork comes with an accepted offer?
Once a buyer makes an offer, the paperwork grows quickly. The purchase contract is the main document. It sets the price, deposit, closing date and the deadlines for inspection and financing. Addenda attach to it.
- Purchase and sale agreement, signed by every owner on the deed.
- Counteroffers, if you changed any term. Keep each version with dates.
- Financing addendum, if the buyer is getting a loan. It sets the loan type and approval deadline.
- Inspection addendum or repair request, if the buyer asks for fixes or credits.
- Earnest money receipt from the escrow or title company holding the deposit.
- A written agreement with the buyer’s agent, if you choose to offer that agent compensation.
Read every deadline in the contract and put it in your calendar. A missed date can let a buyer walk away or let you cancel. Our page on for sale by owner contracts explains each section in plain English, and what to do after you accept an offer lays out the weeks that follow.
What documents are signed at closing?
Here’s the good news: you don’t draft most closing papers. The title company, escrow company or closing attorney prepares them, depending on your state. You review, ask questions and sign.
| Closing document | Who prepares it | What to check |
|---|---|---|
| Deed | Title company or attorney | Names, legal description, type of deed. |
| Settlement statement (seller side) | Closing agent | Payoff, prorations, fees and your net amount. |
| Form 1099-S | Closing agent | Sale price and date; it goes to the IRS. |
| Payoff letter | Your lender | Exact balance and good-through date. |
| Title affidavit | Title company | No unpaid liens, work or disputes you know of. |
| Bill of sale, if needed | Closing agent | Personal items that stay with the home. |
The buyer’s lender must give the buyer a Closing Disclosure at least three business days before the loan closes, per the CFPB. That timing often sets your closing date too. Ask the closing agent for your own settlement statement a day or two early so you can catch errors.
The IRS uses Form 1099-S to report real estate sales. Getting one doesn’t mean you owe tax. It means the sale was reported. Our guide to who pays closing costs explains each line you’ll see on the statement.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →What records should you keep after the sale?
Don’t shred the file yet. IRS Publication 523 says to keep records of your home’s adjusted basis until 3 years after the due date of the return for the year you sold. That means your purchase closing statement, your sale settlement statement, receipts for improvements and the 1099-S.
Those records matter because many owners can exclude up to $250,000 of gain from income, or $500,000 for a married couple filing jointly, if they meet the IRS ownership and use tests. Improvement receipts raise your basis and lower any taxable gain. More in our guide on capital gains tax when selling a house.
Keep the lead paint disclosure for 3 years after the sale, as the EPA requires. A simple folder, paper or digital, labeled with the address and sale year does the job.
What other documents help a home sell faster?
Some papers aren’t required but make buyers more confident. A pre-listing inspection report lets you fix or price in problems before a buyer finds them. A list of what conveys (fixtures, appliances, window treatments, pool gear) avoids arguments later. If any equipment is leased, such as solar panels or a water heater, give buyers the lease terms up front.
If you’d rather not track all this alone, a listing service can hold it in one place. You can find more seller guides on our blog for more FSBO tips, including how to sell your house by owner step by step.
How does Beycome help with the paperwork?
With a Beycome flat fee MLS listing, your home goes on the local MLS for $99 (Basic) with $0 at closing. State forms for every state where we list are in your dashboard under Legal Forms, and offers come in through an offer dashboard with e-signature. The Artur AI assistant helps you read offers and plan counteroffers on Basic and Enhanced.
For the closing itself, Beycome Title handles title and closing in Florida ($99 settlement fee when prepaid on beycome.com) and Texas ($299). Starting November 1, 2026, it also closes in Michigan ($199), Ohio ($299), Illinois ($599) and Indiana ($199) with prepaid pricing. If you want people to handle the back-and-forth, Concierge is $999 through October 31, 2026 (list price $1,399): experts give full support and you stay in control of every decision.
Frequently asked questions
What paperwork do I need to sell my house by owner?
The same core set as any sale: deed, payoff details, seller disclosure, lead paint disclosure for pre-1978 homes, purchase contract and addenda. The title company or attorney prepares the closing papers.
Who prepares the deed when I sell my house?
Usually the title company, escrow company or a real estate attorney, depending on your state. You check the names and legal description, then sign it, often in front of a notary.
Do I need a lawyer to prepare home sale documents?
Not in most states, though some states expect an attorney at closing. Many sellers use standard state forms and pay an attorney only to review the contract.
What is Form 1099-S?
It’s the IRS form the closing agent uses to report a real estate sale. Receiving one doesn’t mean you owe tax; many owners can exclude up to $250,000 of gain ($500,000 if married filing jointly).
How long should I keep home sale documents?
IRS Publication 523 says to keep basis records until 3 years after the due date of the return for the year of the sale. Keep lead paint disclosures 3 years after the sale.
Is a seller disclosure required in every state?
Rules vary by state, but most have a standard form or a duty to disclose known defects. The federal lead paint disclosure applies everywhere for most homes built before 1978.
Prices as of October 2026 and subject to change. “$0 at closing” means no Beycome fee at closing; taxes, title fees, recording fees, prorations and any agreed buyer-agent compensation still apply. Concierge list price $1,399, offered at $999 through October 31, 2026. Basic and Enhanced get offer help from the Artur AI assistant, not a person. Beycome Title: Florida and Texas today; Michigan, Ohio, Illinois and Indiana starting November 1, 2026. The Florida $99 fee applies when prepaid on beycome.com. General information, not legal or tax advice; rules vary by state and MLS.
Sources
- EPA, real estate disclosures about potential lead hazards, read October 26, 2026.
- IRS Publication 523, Selling Your Home, read October 26, 2026.
- IRS, About Form 1099-S, read October 26, 2026.
- CFPB, what is a Closing Disclosure, read October 26, 2026.
- Beycome Title, settlement fees, October 2026.
- Beycome, listing package features, October 2026.
Disclosure & Disclaimer
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