If you’re planning to sell in 2026, here’s the honest truth: Most sellers start preparing about 45 days too late.
Two months out is the sweet spot. Not so early that you’re living in a model home forever, but early enough to avoid panic-repair mode and “why is my house sitting?” anxiety.
In markets like Northwest Indiana and the Chicago suburbs, buyers are picky, interest rates matter, and pricing mistakes show immediately. The sellers who win are the ones who treat the sale like a project — not an event.
Let’s walk through what actually matters 60 days before listing.
Start With Price — Even If It Hurts a Little
Before you repaint anything, you need a realistic value range.
Not a Zillow number. Not what your neighbor “thinks it’ll get.” Not what you need to net.
Buyers don’t care what you want. They care what comparable homes sold for last month.
Overpricing by even a small margin in 2026 doesn’t just slow you down — it brands your home as “stale.” And once that happens, you’re negotiating downhill.
If you haven’t already, this is the time to review a real pricing strategy (and yes, this connects directly to our deeper pricing guide). Sixty days gives you time to adjust expectations without pressure.
Figure Out What Actually Needs Fixing
This is where sellers either overspend… or ignore something expensive.
You don’t need a full renovation. You DO need to remove obvious red flags. Think less “HGTV reveal” and more “no reason for buyers to panic.”
Roof leaks, old HVAC issues, active plumbing problems — handle those early. Peeling paint and outdated light fixtures? Usually cheap, high-return improvements.
We break this down more in our repairs vs. sell-as-is post, but the short version: fix what affects financing, inspection, or buyer confidence. Skip the vanity projects.
Start Packing. Yes, Already.
Decluttering is just pre-moving with better lighting.
Sixty days out, you should be clearing closets, removing extra furniture, packing off-season items, and letting go of things you don’t want to pay movers to relocate.
Buyers equate space with value. If your house feels crowded, it feels smaller. If it feels smaller, it feels overpriced.
This step always takes longer than people think. Starting early saves your sanity.
Get Ahead of Inspection Drama
Inspections don’t kill deals — surprises do.
If your water heater is on borrowed time, you probably already know. If your furnace hasn’t been serviced in years, that will come up. Sump pumps and drainage issues are common inspection triggers.
A few hundred dollars in preventive service can protect thousands during negotiations.
Handle it now, while you’re calm.
Be Smart About Timing
“Spring is best” is outdated advice. Inventory shifts. Interest rates shift. Buyer urgency shifts.
In cross-border markets like Illinois and Indiana, timing also affects your ability to buy after you sell. That’s why we wrote a separate breakdown on when the best time to list really is. If you’re 60 days out, you have flexibility. If you’re two weeks out, you’re reacting instead of planning.
Flexibility equals leverage.
Plan the Next Move Before You List
This one is huge.
Are you buying right away?
Do you need your equity to close?
Are you open to renting temporarily?
The smoothest sales happen when the exit strategy is already mapped out. The stressful ones happen when sellers accept an offer and then realize they don’t know where they’re going.
Sixty days gives you space to think clearly.
Why 60 Days Makes Such a Difference
Homes that feel rushed usually show rushed.
Homes that feel prepared show expensive.
The difference isn’t luck. It’s planning.
If you’re thinking about selling in Illinois or Northwest Indiana in 2026, the best thing you can do isn’t repaint tomorrow — it’s build a clear 60-day plan.
And once that plan is in place, everything else feels a lot less overwhelming.
60-Day Seller Checklist (Print This)
☐ Get a real pricing analysis
☐ Decide what repairs are worth it (and what aren’t)
☐ Start decluttering and pre-packing
☐ Service major systems (HVAC, plumbing, roof if needed)
☐ Review ideal list timing
☐ Outline your move-out / purchase plan
☐ Hire an agent with a strategy, not just optimism
