Selling a home in Washington, DC takes more than a sign and a splashy listing. You need tight compliance, smart timing, and a launch plan that captures attention in the first two weeks. If you get the details right, you protect your leverage and your net. This playbook shows you how to go from Bright MLS to sold with confidence. Let’s dive in.
Pre-listing: DC legal and paperwork ready
DC requires a seller’s disclosure delivered before or at the time a buyer signs the contract. If it’s late, buyers get a five-day right to cancel and receive their deposit back. Review and complete the Mayor-approved form early so you never lose momentum. See the timing requirement in D.C. Code §42-1302 and related rules for the disclosure form itself.
- Deliver the D.C. real property disclosure on time. Late delivery gives buyers a five-day cancellation window. Review the statute in D.C. Code §42-1302.
- For homes built before 1978, provide the EPA lead-based paint disclosure, the “Protect Your Family From Lead in Your Home” pamphlet, and a 10-day inspection opportunity unless waived. Learn the requirements from the EPA lead disclosure guidance.
- Condos and co-ops require delivery of governing documents and resale information. Keep these ready so buyers can review quickly. See an example of required condo document disclosures discussed in a D.C. Court of Appeals case.
- If applicable, include known underground storage tank disclosures using the DOEE UST disclosure form, and disclose historic designations or known unpermitted work as outlined in this DC seller disclosure overview.
Quick checklist:
- Complete and sign the DC seller disclosure and, if pre-1978, the EPA lead packet.
- Gather permits, warranties, and service records. Note any unpermitted work.
- For condos/co-ops, order the resale packet and condo documents early.
- Decide on pre-listing inspections for major systems to reduce surprises.
Bright MLS launch: timing, status, and content
Getting your status and timing right protects your exposure and your Days on Market. Bright MLS has specific rules for entry, photos, remarks, and showings. Plan your launch before you go public with any marketing.
Choose the right status
Bright MLS allows Active, Coming Soon, and Office Exclusive. Your listing must be submitted within two calendar days of when potential buyers can learn about the property. Coming Soon and Office Exclusive have strict limits on showings and marketing. Review status rules in the Bright MLS Service Manual.
Clear Cooperation and pre-marketing
Public marketing before MLS entry triggers an obligation to enter the listing within one business day under NAR’s Clear Cooperation policy. That includes social posts, email blasts beyond your brokerage, or public sharing. If you plan any pre-market buzz, time your MLS entry accordingly. See NAR’s policy language for context: MLS Clear Cooperation Policy.
Photos and public remarks that comply
Bright requires at least one exterior curbside photo as the primary image unless the seller instructs otherwise in writing. No agent contact info, logos, or branding in public remarks, photos, or virtual tours. Keep showing instructions and compensation details out of public remarks. For specifics, check the Bright MLS user guide and the Bright MLS Service Manual.
MLS entry day checklist
- Enter the listing within the Bright MLS timing rules and apply the correct status.
- Upload the primary exterior photo and complete key fields accurately.
- Set internet display and syndication choices per seller instructions.
- If using Coming Soon, do not allow showings until you change to Active.
Market the launch window
The first 7 to 14 days are critical. Schedule a broker tour, gather feedback from early showings, and host open houses when appropriate. If you used Coming Soon, remember that open houses may be prohibited until Active under Bright rules. See guidance in the Bright MLS Service Manual.
What to prioritize:
- Broker tour and targeted agent outreach in week one.
- Open houses and private showings once Active.
- Monitor feedback and adjust pricing or presentation if interest is soft.
Pricing and DC closing costs that shape your net
Transfer and recordation taxes in DC are significant and often factor into pricing and negotiations. Current guidance references tiered rates that commonly appear as 1.1 percent under $400,000 and 1.45 percent at $400,000 and above for each tax category. Always confirm the most current schedule for your specific deal with title. See DC’s overview from the Office of Tax and Revenue.
Example: On a $600,000 sale, transfer tax and recordation tax may each use the 1.45 percent rate. The exact amounts and who pays are negotiable and finalized by the title company. For closing computations, consult your title provider’s resources, such as this seller tax overview.
Offer review through closing
When offers arrive, clarify what matters most: price, timing, contingencies, and certainty of closing. Present all offers promptly and in writing, and document presentation timelines. For inspections, weigh repair credits versus fixes, and use your disclosure and pre-inspection information to support negotiations.
Once under contract, deliver all required disclosures, order title, and confirm transfer and recordation tax calculations. Coordinate appraisal access and provide upgrade lists and comps to support value where allowed. Plan for the final walkthrough, utility transfer, keys, and any condo or HOA handoffs.
Risk points to avoid
- Late disclosures: delivering the DC seller disclosure late can give the buyer a five-day cancellation right. Review D.C. Code §42-1302.
- Public marketing before MLS entry: Clear Cooperation requires MLS entry within one business day after public marketing. Review the NAR policy.
- Noncompliant photos and remarks: branding or contact info in public fields can trigger MLS fines. Review Bright’s user guide.
- Lead disclosure misses on pre-1978 homes: provide the EPA pamphlet and disclosures. See EPA lead disclosure requirements.
DC property types: what to prep
- Condos and co-ops: buyers expect governing documents and resale packets early. See this D.C. case discussion of condo disclosures.
- Rowhouses and historic districts: be ready with permit history and any known preservation restrictions. Review this DC disclosure overview.
- Luxury listings: plan for high-end media, private showings, and status choices that fit your goals. Use Bright’s syndication and status options wisely in the Service Manual.
Your timeline from Bright MLS to sold
- 2–21 days before MLS: finalize disclosures, lead packet if needed, permits, photos, and marketing assets. Decide on Active vs Coming Soon vs Office Exclusive.
- MLS entry day: submit within Bright’s timing, upload the required exterior photo, and set syndication. Confirm showing rules based on status.
- Week 1: broker tour, agent outreach, and Active showings. Track feedback.
- Days 7–14: open houses, pricing check, and marketing adjustments.
- Offer to close: negotiate terms, confirm DC taxes with title, manage appraisal and contingencies, and prepare for settlement.
When you want a polished launch, clear communication, and strong negotiation from start to finish, partner with a team that treats your sale like a mission. If you are planning to sell in DC, connect with ONE Residential to build your custom launch plan.
FAQs
When do DC sellers have to deliver disclosures?
- Before or at the time a buyer signs the purchase agreement; late delivery gives the buyer a five-day termination right under D.C. Code §42-1302.
What is NAR’s Clear Cooperation rule for DC listings?
- Public marketing triggers an obligation to submit the listing to the MLS within one business day, with local implementation by Bright MLS; see the MLS Clear Cooperation Policy.
What photos are required in Bright MLS?
- At least one exterior curbside photo as the primary image unless the seller instructs otherwise in writing, and no branding or contact info in public photos or remarks per the Bright MLS user guide.
Do DC sellers have to provide lead-based paint disclosures?
- Yes for homes built before 1978: disclose known hazards, give the EPA pamphlet, and allow a 10-day inspection opportunity unless waived, as outlined by the EPA.
How do DC transfer and recordation taxes work for sellers?
- DC levies separate transfer and recordation taxes with tiered rates; who pays is negotiable and the title company will compute exact amounts, so review the DC OTR guidance.
What documents do condo sellers in DC need to provide?
- Expect to provide the governing documents and resale information packet so buyers can review the association’s rules and finances; see this D.C. case discussion.
