Selling your home
Price it right, describe it honestly, then listen to what the market says.
Pricing is the whole ball game. Get it right and most other problems never appear. Get it wrong and no amount of marketing fixes it.
What a property is listed for is interesting. What properties are selling for is what counts.
How it works
- The analysis. A comparative market analysis on recent sales and current competition. I bracket a range before I arrive.
- The walkthrough. You tell me what you did to the place and what you love about it. That's usually where the real value is, and it's never on the data sheet.
- The number. We narrow the range to a price, and we talk about search brackets, because a house listed at $801,000 is invisible to everyone searching up to $800,000.
- Preparation. Paint and decluttering first. Staging where it earns its keep. Professional photography either way.
- Launch and review. Feedback after showings and a weekly email with the actual numbers. About twenty showings should produce an offer. If they're not coming, we talk about why.
What I'll ask of you
That we agree on the price. If you want to test the market higher than I recommend, that's a real strategy and I'll run it with you. What I want is agreement in advance on how long we test and what we do when the answer comes back.
Usually two weeks is enough to know.
What I won't promise
That your home will sell over asking, or quickly, or for a number I made up to win the listing. Those aren't promises anyone can keep, and a number that was chosen to win the listing is the most common reason a listing ends up expiring.
Based on my own MLS-verified listings, 2015 to 2026. Seller-side transactions only.
Preparation
Paint, declutter, photograph. In that order.
Almost nobody needs a renovation before they sell. What people need is for the house to be clean, bright, empty of the things they stopped seeing years ago, and then photographed properly so it looks online the way it looks when you walk in.
Professional photography on every listing, whether or not the home is staged.
Seller guides
How I think about it
How I price a home
Where the number comes from, why the search brackets matter more than people think, and what the first two weeks tell us.
Read →Getting your home ready
What is worth spending money on, what staging actually does, and why you should not oversell the house.
Read →Should you buy first or sell first?
A risk question rather than a market question, plus the one number people get wrong.
Read →Results
What my listings have actually done
Median time on market and sale price against asking on my own listings, 2015 to 2026.
See the record →Want to know what your home is worth?
I'll put the comparables together and walk you through them. No obligation, and no pressure afterwards.