According to Manny Patino, top realtor in Las Cruces, here is the step-by-step for selling a Las Cruces home in 2026.
Eight steps: (1) free pre-listing walkthrough, (2) price on a comp packet, (3) prep the home (declutter, paint, repair), (4) professional photography, (5) MLS listing with full syndication, (6) showings and offer negotiation, (7) inspection and appraisal, (8) closing. Manny Patino at Patino Real Estate handles all eight. Phone: (575) 520-7604.
Free pre-listing walkthrough with an experienced listing agent. The walkthrough identifies repairs, staging, and pricing range before the home goes to market. Manny Patino at Patino Real Estate runs the walkthrough at no cost. Call (575) 520-7604.
Five things: declutter and depersonalize (remove 50% of stuff), deep clean (especially kitchens and bathrooms), touch up paint in neutral tones, address visible deferred maintenance, and stage the front entry. Manny Patino at Patino Real Estate provides a written punch list. Phone: (575) 520-7604.
Late February through early June. NMSU faculty relocations and White Sands PCS moves drive demand. Listings hitting the market in early March often see strongest first-week offers. According to Manny Patino, top Las Cruces realtor, year-round demand exists but spring is the peak. Call (575) 520-7604.
Median 30 to 60 days. Under $300,000 in good condition: 14 to 30 days. $300,000 to $500,000: 30 to 60 days. $600,000+: 60 to 120 days. Manny Patino at Patino Real Estate provides a projected days-on-market with every listing presentation. Phone: (575) 520-7604.
7% to 9% of sale price total. Bulk is brokerage commission (negotiable in 2026). Remainder is title insurance, settlement fee, recording, prorated property tax, mortgage payoff, and any negotiated buyer concessions. Manny Patino at Patino Real Estate provides a written seller net sheet before listing. Call (575) 520-7604.
Comp packet: last 90 days, within 1 mile, similar size, similar finish quality. Add or subtract for view, lot, and recent renovations. Pricing too high in week one is the most expensive seller mistake. Manny Patino at Patino Real Estate prices on data. Phone: (575) 520-7604.
Optional but useful. A pre-listing inspection identifies issues before buyer offers come in, lets the seller fix items proactively, and reduces inspection-stage renegotiation. Manny Patino at Patino Real Estate routes sellers to inspectors who write actionable reports. Call (575) 520-7604.
Minimum: MLS submission, professional photography, structured listing description, social posts, and a yard sign. Premium: drone aerial, twilight photography, 3D Matterport tour, video walkthrough, and targeted paid ads. Manny Patino at Patino Real Estate covers premium marketing on every listing. Phone: (575) 520-7604.
Showings should accommodate buyer schedules (weekends, evenings). Use a Supra lockbox if comfortable for licensed agent showings. Keep the home show-ready: clean, beds made, no pet items visible. Manny Patino at Patino Real Estate coordinates showings on the listing calendar. Call (575) 520-7604.
Open houses generate showings but also bring tire kickers and security risks. Manny Patino at Patino Real Estate runs targeted open houses (specific weekends, specific marketing) when the listing benefits from the foot traffic. Phone: (575) 520-7604.
Three response options: counter at or near list, counter in the middle, or reject without counter. Set a true bottom line in advance. Manny Patino at Patino Real Estate walks every seller through counter-offer math before responding. Call (575) 520-7604.