Selling a Home in Kentuckiana: What to Decide First

Key takeaways

• Decide your timeline first. Your move date, whether you're also buying, and whether you need a rent-back shape every other choice.
• Pick a pricing posture, then a price. Speed, highest net, and certainty pull in different directions. Choose the one that matches your life.
• Disclosure rules depend on the state. Indiana sellers give buyers a state disclosure form before accepting an offer (IC 32-21-5-10). Kentucky sellers sign one when they list (KRS 324.360).
• Your listing agreement is negotiable. Compensation isn't set by law (NAR), and Indiana requires the agreement in writing with an end date (IPLA).
• Fit matters when stress is high. Agent Intro introduces sellers to one of our vetted local real estate agents, with no obligation (How It Works).

Table of contents

1. What should you decide before you call an agent?
2. How do you choose a pricing posture?
3. What will selling cost, and what will you net?
4. What do you have to disclose in Indiana and Kentucky?
5. Which prep is worth doing before you list?
6. How do you want to work with your listing agent?
7. What changes on each side of the river?
8. Quick FAQ

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What should you decide before you call an agent?

Short answer: your timeline and your constraints. Selling is easier when a few big decisions are made before the listing photos go live. In Southern Indiana and Greater Louisville alike, the same fundamentals apply, with local details that matter.

Write down the real constraints

Are you buying and selling in the same season? Do you need a rent-back? Is a job start date fixed? Write those down. A good plan (and a good agent conversation) starts from real constraints, not a generic "as soon as possible."

A few questions to answer for yourself:

• When do you need to be out? A firm date, a range, or flexible?
• Are you buying next? If so, does the sale need to close first to fund the purchase?
• Do you need time after closing? A rent-back (staying in the home after closing, under a written agreement with the buyer) is something to raise early, because it affects how offers get written.
• Who else has a say? Co-owners, heirs, a divorce settlement, or a lender can all affect timing.

Selling and buying at the same time

If you're doing both, the order matters. Selling first gives you a known number to spend but can leave you needing temporary housing. Buying first can mean carrying two homes for a while. There's no single right answer. Bring both plans to your first conversation with a real estate agent, and ask how they'd sequence them for your situation.

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How do you choose a pricing posture?

Short answer: decide what you're optimizing for, then set a price that fits it. You'll hear about comps, condition adjustments, and buyer demand. Before the number, decide whether you prioritize:

Posture	What it means	What you trade
Speed	Priced to attract serious interest quickly	You may leave some money on the table
Highest net	More patience for the right offer	More time on the market, more carrying costs
Certainty	Fewer surprises on inspection and appraisal	You may favor a cleaner offer over a higher one

None of those is "wrong." They need to match your life.

Price from sold homes near you

Ask your agent to walk you through recent sold homes that compare to yours on location, size, condition, and lot. Active listings show what neighbors are asking. Sold homes show what buyers paid. In Kentuckiana, a few streets can change the comp set, especially where school districts or flood zones shift. That's why a countywide average isn't a pricing tool.

Remember the appraisal

If your buyer is financing, the lender will usually order an appraisal. A price far above the comps can win you a contract and then lose it at the appraisal. Ask your agent how they'd handle an appraisal that comes in low.

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What will selling cost, and what will you net?

Short answer: list the costs before you list the house, then ask your agent and title company for a net sheet. Your net is the sale price minus your mortgage payoff and selling costs.

Costs to plan for

• Agent compensation. It's negotiable and not set by law (NAR: Listing Agreements).
• Any compensation you offer the buyer's broker. Since August 17, 2024, your agent must disclose and get your written approval, in advance, for any payment a listing broker makes to a buyer's broker. That offer can't go on the MLS, though seller concessions (like help with buyer closing costs) still can (NAR: What the Settlement Means for Sellers).
• Your mortgage payoff, including interest through the payoff date. Ask your lender for a payoff statement.
• Prorated property taxes, title charges, and recording costs. These vary by county, so ask your title company for the numbers on your address.
• Repairs or credits you agree to after the buyer's inspection.

Kentucky's transfer tax

Kentucky charges the seller (the grantor) a transfer tax of fifty cents for each $500 of value, or fraction of $500, declared in the deed. The county clerk collects it before recording (KRS 142.050). As an example, on a deed showing $300,000, that works out to $300.

Capital gains on your main home

If you sell your main home at a gain, you may be able to exclude up to $250,000 of it from income, or up to $500,000 on a joint return. In general you must have owned and lived in the home for at least two of the five years before the sale (IRS Topic 701). Ask a tax professional how the rules apply to you.

Want a listing agent who already works your part of Kentuckiana? Start your Match Profile. It takes about two minutes, and you get one introduction.

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What do you have to disclose in Indiana and Kentucky?

Short answer: both states have a seller disclosure form, but the timing differs. Older homes add a federal lead paint disclosure. This is consumer background, not legal advice.

	Indiana	Kentucky
Form	Seller's Residential Real Estate Sales Disclosure (State Form 46234)	Seller's Disclosure of Property Condition (KREC Form 402)
Covers	Residential property with up to four units	Single-family residential dwellings, when a licensee is paid
When	Completed, signed, and given to a prospective buyer before an offer is accepted	Completed and signed when you sign the listing agreement
Source	IC 32-21-5-10, State Form 46234	KRS 324.360, KREC Form 402

Indiana

Indiana's form asks about the known condition of the property, such as the foundation, roof, mechanical systems, and water and sewer. The seller must complete, sign, and give it to a prospective buyer before accepting an offer (IC 32-21-5-10). Some transfers are exempt, such as certain court-ordered and estate transfers (State Form 46234).

Kentucky

Kentucky's statute says the seller signs the form when signing a listing agreement. The listing agent delivers a copy to a buyer within 72 hours of receiving a written, signed offer. New homes sold with a warranty, auctions, and court-supervised foreclosures are exempt (KRS 324.360).

Homes built before 1978

The federal Lead-based Paint Disclosure Rule requires sellers and their agents to share known information about lead-based paint and lead hazards before a buyer signs a contract on most pre-1978 housing (EPA).

The practical takeaway for either state: answer honestly from what you know, and update the buyer in writing if something changes before closing. If you're unsure how to answer a question, ask your agent or a real estate attorney.

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Which prep is worth doing before you list?

Short answer: clean, clear, and fix what a buyer's inspector will flag. Save big renovations for when a local read says they'll pay off.

Focus on cleanliness, clear access, and fixing issues buyers will flag early, like safety items, moisture, and obvious deferred maintenance. Deep renovations aren't always a good use of time before listing. Ask for a local read on what buyers in your price band expect.

Usually worth it	Ask first	Usually skip
Deep cleaning and decluttering	A pre-listing inspection on an older home	A full kitchen or bath remodel right before listing
Fixing leaks, broken fixtures, and safety items	Fresh paint in bold or worn rooms	Upgrades buyers in your price band don't expect
Clear paths for showings and photos	Small curb appeal fixes	Projects that push your list date past your deadline

A pre-listing inspection can surface problems on your schedule instead of the buyer's. It can also create something you then have to disclose, so talk it through with your agent first.

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How do you want to work with your listing agent?

Short answer: say how you like to communicate up front, and read the listing agreement before you sign it. Sellers differ. Some want frequent strategy calls. Others want a clear weekly update and decisive next steps. Say that up front. Fit matters as much as market knowledge when stress is high.

What's in the listing agreement

Indiana requires a written listing agreement with a definite expiration date, and the broker must give you a copy within three business days of signing (IPLA). NAR describes several types, including exclusive right-to-sell, exclusive agency, limited-service, and non-exclusive agreements (NAR: Listing Agreements). Before you sign, check:

• Length and how to end it early
• Compensation, including any offer to a buyer's broker
• Marketing plan: photos, MLS timing, showings, and open houses
• Who you'll talk to day to day

Questions to ask a listing agent

1. Which recent sales near me would you use to price this home, and why those?
2. How would you handle a low appraisal or a long repair list?
3. How often will I hear from you, and in what form?
4. What would you fix, and what would you leave, before listing?
5. If I'm buying too, how would you sequence the sale and purchase?

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What changes on each side of the river?

Short answer: the forms, the taxes, and who's licensed to help. Kentuckiana buyers often compare Indiana and Kentucky options. Your agent should be ready to talk about commute patterns, schools, taxes, and inventory in the specific pockets you care about, including Jeffersonville, New Albany, Clarksville, Floyds Knobs, and Louisville neighborhoods.

• Licensing. Indiana's Real Estate Commission has no reciprocity agreements with any state (IPLA). Kentucky law requires a Kentucky license to practice real estate brokerage on Kentucky property, with narrow exceptions (KRS 324.020, as amended by 2023 HB 62). Ask whether your listing agent is licensed in the state where your home is. Check Indiana licenses on IPLA eVerification and Kentucky licenses on the state's license search.
• Disclosures. Indiana and Kentucky use different forms with different timing (see the table above).
• Transfer tax. Kentucky's applies to deeds recorded in Kentucky (KRS 142.050).
• Your buyers' questions. Many Southern Indiana buyers work in Louisville. Expect questions about bridges, tolls, and taxes. Our Jeffersonville guide covers what buyers ask.

Want to know what to look for in the agent? See How to Choose a Real Estate Agent in Southern Indiana and How Local Market Knowledge Affects Your Home Sale.

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Next step

If you want help finding a real estate agent matched to your sell (or buy-and-sell) goals, start a Match Profile. A member of our team will review your Match Profile, and if a suitable participating agent is available, we introduce you to one of our vetted local real estate agents and tell you why they fit. Agent Intro is a service of Aire Realty, LLC, a licensed Indiana brokerage, and we name the agent and their brokerage when we introduce you (Disclosure). You're not obligated to hire anyone.

Prefer a second perspective because you already have someone in mind? See Second Opinion.

Local pages: New Albany sellers · All selling paths · How we choose agents · FAQ

Sell with a plan: timeline, pricing posture, prep priorities, and a partner whose style matches yours.

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Quick FAQ

What should I do first when selling a house in Kentuckiana?

Decide your timeline and constraints: when you need to be out, whether you're buying next, and whether you need a rent-back. Then choose a pricing posture (speed, highest net, or certainty) before you settle on a list price.

Do I have to fill out a seller disclosure in Indiana?

Usually, yes. Indiana requires sellers of residential property with up to four units to complete and sign the state disclosure form and give it to a prospective buyer before accepting an offer. Some transfers are exempt, such as certain court-ordered and estate transfers. Source: IC 32-21-5.

When do Kentucky sellers fill out the disclosure form?

Under KRS 324.360, the seller completes and signs the Seller's Disclosure of Property Condition form when signing the listing agreement. The listing agent delivers a copy to a buyer within 72 hours of receiving a written, signed offer. New homes with a warranty, auctions, and court-supervised foreclosures are exempt.

Is real estate agent commission negotiable?

Yes. NAR's consumer guide says agent compensation is fully negotiable and not set by law. If you choose to offer compensation to a buyer's broker, your agent must disclose it and get your written approval in advance, and that offer can't be posted on the MLS.

Do I pay a transfer tax when I sell in Kentucky?

Yes, in most sales. Kentucky's transfer tax is paid by the seller at fifty cents for each $500 of value declared in the deed, collected by the county clerk before recording. Some transfers are exempt. Source: KRS 142.050.

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