Thinking about selling your Alpharetta home this spring? You are not alone. Buyer activity in the Atlanta metro typically climbs in late winter and peaks in spring, and Alpharetta follows that same pattern. If you want to capture the most eyes on your listing, a clear 90-day plan gives you the best shot. In this guide, you will get a step-by-step timeline, local tips, and a printable checklist to be market ready right as demand rises. Let’s dive in.
Why spring works in Alpharetta
Spring brings more buyers into the market across metro Atlanta, and Alpharetta reflects that trend. Activity usually builds in late winter and runs strong through March, April, and May. More showings can mean faster sales and stronger results when your home shows well and is priced correctly.
Timing also lines up with the school calendar. Many buyers prefer to close in late May through August so they can move during summer. Listing in March or April often supports that closing window. This approach helps you meet buyer timelines without rushing your prep or negotiations.
Alpharetta’s draw boosts demand. You can highlight access to GA-400, proximity to Downtown Alpharetta and Avalon, the Big Creek Greenway, and nearby corporate offices. Neighborhoods around Downtown Alpharetta, Avalon, Windward, and Crabapple tend to see steady search interest. Buyers across price points respond well to move-in-ready homes with strong curb appeal and outdoor living.
Your 90-day plan to list in spring
Your goal is simple. Be market ready before the buyer pool peaks. Use this three-phase plan to organize your time, vendors, and budget.
Phase A: Day 90–61 — Plan and begin fixes
Your focus now is strategy and long-lead items. Set your list date, identify repairs, and get on contractor calendars.
- Choose your listing agent and request a Comparative Market Analysis to set a realistic price range. Allow 3 to 7 days.
- Walk the property with your agent to identify cost-effective updates. Prioritize paint, minor repairs, lighting, hardware, and curb appeal.
- Begin decluttering and consider a short-term storage solution. This takes longer than most sellers expect, so start now.
- Order a pre-list home inspection if your home is older or you want to reduce surprises. Scheduling often takes 1 to 2 weeks.
- Gather documents: deed, any survey on file, HOA information if applicable, warranties, and receipts for recent work.
- Get bids and schedule contractors for items with longer lead times. Common needs include paint, roofing checks, HVAC service, and landscaping refresh.
- Check if any planned exterior changes require permits through the City of Alpharetta or Fulton County. Cosmetic interior work usually does not, but structural or visible exterior projects may.
Typical lead times and ballpark costs:
- Home inspection: 1 to 2 weeks to schedule; about $300 to $600 depending on size and age.
- Contractor scheduling: spring can fill quickly, so reserve slots early.
- Larger exterior touchups: give yourself 2 to 4 weeks to complete.
Phase B: Day 60–31 — Finish work and prep marketing
Now you will finish improvements, deep clean, and line up professional visuals. Aim to present a bright, move-in-ready home.
- Complete cosmetic repairs, fresh paint, and small carpentry or flooring fixes.
- Enhance curb appeal: fresh mulch, trimmed hedges, power-washed walkways, and a clean front door.
- Deep clean the home and schedule carpet and window cleaning.
- Decide on staging. You can use a stager or work with your agent on a light-stage plan. Consults often require 1 to 2 weeks lead time.
- Schedule professional photography. Consider a floor plan, drone images, and twilight photos if your exterior lighting or outdoor areas stand out.
- Build a home information packet: disclosures, warranties, recent utility bills, receipts for improvements, HOA documents, and the inspection report if you ordered one.
- Finalize a pre-list marketing plan with your agent. Review local MLS rules for any Coming Soon option and plan a broker tour or targeted outreach to buyer agents.
Typical marketing costs and timing:
- Professional photos: usually $150 to $400; add $100 to $300 for drone or twilight.
- Staging: a consult often runs $150 to $400. Full staging varies widely and can be monthly.
Phase C: Day 30–0 — Launch and negotiate with confidence
These final weeks are about precision. You will confirm details, go live, and manage showings.
- Confirm every listing detail in the MLS: beds, baths, square footage reference, room sizes, amenity highlights, and accurate tax and parcel info.
- Upload final photos, floor plan, and any video tour. If you use Coming Soon, follow local MLS rules.
- Host a broker tour or pre-market agent preview to gather feedback and build momentum.
- Prepare for showings. Create a quick clean routine, remove personal items, and set clear showing instructions in the MLS.
- Schedule one or two weekend open houses during the first two weeks.
- Review offers as they arrive and discuss pricing and negotiation strategy with your agent. Confirm how you will handle inspection items and appraisal support.
Timing tip: Listing in late February or March positions your home to benefit from spring traffic while still targeting late spring or early summer closings. If you want a June close, plan your launch so negotiations and inspections take place by April or May.
Sample 90-day calendar for a March launch
Below is an example if you want to list on March 15. Adjust dates to match your ideal closing window.
- December 16 to January 14 — Phase A
- Hire agent, order CMA, set list date and target closing window.
- Pre-list inspection and contractor bids by early January.
- Decluttering and document gathering throughout this period.
- January 15 to February 13 — Phase B
- Complete paint and cosmetic repairs by late January.
- Deep clean, yard refresh, and staging consult by early February.
- Professional photos and floor plan during the first week of February.
- Build your home information packet by mid-February.
- February 14 to March 15 — Phase C
- Confirm MLS details and disclosures in mid-February.
- If using Coming Soon, activate per MLS timing rules in late February.
- Live listing on March 15 with open houses the first two weekends.
- Target offer review late March, inspections in late March to early April, and a late May to June closing.
Pricing, marketing, and disclosures in Alpharetta
Create a pricing strategy grounded in recent closed sales for similar homes in your neighborhood. Focus on the same school zone, lot type, home age, and finished square footage. Your agent can help you weigh active competition and pending sales to determine whether to price for maximum traffic or to target a specific number.
Consider a pre-list inspection to limit surprises and support transparent pricing. You can fix items, offer credits, or disclose findings upfront. Georgia sellers typically complete a standard Seller’s Property Disclosure form. You should also verify any permit history for prior renovations so you can answer buyer questions with confidence.
Match your marketing to what local buyers value. Emphasize access to GA-400, proximity to Downtown Alpharetta and Avalon, neighborhood parks and trails like the Big Creek Greenway, and nearby services. Use bright spring photography and highlight outdoor living. Twilight images work well for homes with lighting or patios.
If you choose a Coming Soon period, confirm the rules with the local MLS before any public advertising. Your agent can also prepare a comp and upgrades packet to support the appraiser if your price aims to lead the market.
Showings, pets, and closing logistics
Spring evenings and weekends are busy for showings. Plan for flexible windows and a quick tidy routine. Set a pet plan for each showing, and secure valuables and personal items.
Talk with your agent about moving and closing logistics early. Movers book quickly during peak months, so reserve your preferred dates. Review typical closing costs and property tax prorations for Fulton County so you know your estimated net proceeds before you list.
Printable 90-day checklist
Day 90–61 (Start)
- Choose listing agent; request CMA and set target list date.
- Walk through home with agent to identify priority fixes.
- Begin decluttering and rent storage if needed.
- Schedule and complete pre-list inspection if desired.
- Order quotes and schedule contractors for paint, HVAC service, roofing, and landscaping.
- Collect property documents: deed, any survey, warranties, receipts.
Day 60–31 (Finish work and staging)
- Complete repairs and painting.
- Deep clean interior; shampoo carpets; clean windows.
- Finalize landscaping and power wash driveway and porch.
- Hire stager or plan virtual staging; implement staging plan.
- Schedule professional photography, drone or twilight shots, and floor plans.
- Prepare home information packet with disclosures, inspection, and receipts.
Day 30–0 (List and market)
- Confirm MLS listing details and disclosure accuracy.
- Upload photos, floor plan, and listing description; check Coming Soon rules.
- Announce upcoming listing with a broker tour and targeted outreach.
- Host broker tour and first open houses.
- Review offers and negotiate with your agent; prepare for inspections and appraisal.
- Coordinate movers and utility transfers for closing.
Day-of-showing checklist (ongoing)
- Keep counters clear, beds made, and personal photos stored.
- Secure valuables and create a pet plan for showings.
- Maintain curb appeal with watered plants and a swept porch.
- Keep printed property info available for buyer agents.
What to send for a tailored plan
When you request a custom 90-day plan, share a short profile of your property and goals. This helps your agent build a timeline, budget, and pricing strategy around your needs.
- Preferred list month and closing window
- Home type, approximate square footage, and bed and bath count
- Recent renovations with years and receipts
- Any known issues such as roof, HVAC, foundation, or moisture
- Desired target net proceeds and a minimum acceptable price range
- HOA name and contact if applicable
Ready to list with confidence
A great spring sale in Alpharetta comes down to timing, preparation, and presentation. If you start now, you can finish updates, launch with strong visuals, and meet the buyer wave at the right moment. When you are ready, get a custom plan, pricing strategy, and a seamless launch from a local pro. Reach out to Trinnette Robinson for a free consultation and home valuation.
FAQs
Is spring always the best time to sell in Alpharetta?
- Spring often brings higher buyer activity in metro Atlanta, but the best timing depends on your goals, inventory in your neighborhood, and your home’s condition. A well-prepared listing can do well in other seasons too.
How long does it take to prep a typical Alpharetta home?
- Most sellers need 4 to 12 weeks depending on repairs, staging, and contractor availability. The 90-day plan fits a moderate preparation timeline.
Should I get a pre-list inspection before selling?
- A pre-list inspection can reduce surprises in buyer inspections and help you price with confidence. It is optional but especially helpful for older homes.
How much do upgrades cost and what adds value?
- Minor improvements such as fresh paint, landscaping, lighting, and hardware often deliver strong returns. Larger renovations should be weighed against comparable homes in your area.
Are Coming Soon listings allowed in Alpharetta?
- Coming Soon options are governed by local MLS rules in the Atlanta area. Your agent can confirm requirements and help you time pre-market exposure correctly.
What should I include in a home information packet for buyers?
- Include the seller disclosure, any inspection report, recent utility bills, warranty documents, receipts for improvements, HOA documents, and a floor plan if available.
