Sellers
The seller's guide
Most of what determines your sale price happens before the listing goes live.
1. Price is set by the first ten days
A home priced correctly gets its strongest activity in the first week and a half. Overpriced homes don't sell later at a higher number — they sell later at a lower one, after the days-on-market count has told every buyer's agent something is wrong.
2. What prep actually returns
Paint, decluttering, landscaping and lighting return more than they cost, every time. Kitchen remodels, mostly don't — not at resale, not in this market. Fix what an inspector will find; don't renovate for a buyer you haven't met.
3. Photography is the showing
Buyers decide from a phone screen whether your house gets a showing at all. Professional photography, and increasingly video, is not an upsell — it's the difference between being scrolled past and being scheduled.
4. Pre-listing inspection
Optional, and often worth it. Knowing what's wrong before a buyer's inspector finds it means you set the terms of the repair conversation instead of reacting to it during due diligence with a contract already signed.
5. Reading the offers
The highest price is not always the best offer. Due diligence amount, financing type, appraisal terms, and closing timeline decide whether the deal actually closes. I compare them side by side, in writing, before you sign anything.
6. Costs of selling
Commission, attorney fees, excise tax, any agreed repairs, and prorated property tax. You'll get a net sheet — an estimate of what actually lands in your account — before the home goes on the market, not after you're under contract.
Start with the number. Send the address and I'll price it honestly, whether or not you list this year.