How selling
actually works.
A listing priced honestly and prepared deliberately doesn't need luck. Here's the whole arc from first walkthrough to closing — what happens, what you do, and where the surprises usually hide (so yours won't).
The pricing conversation
What happensWe walk your home, pull the comps that actually match — your block, your condition, not the whole zip code — and tell you the real number, even when it's not the one you hoped for.
What you doSend us the address. Hear the number and how we got there before you commit to anything.
Timing: One visit + a day or two of analysis
The listing agreement
What happensWe put the relationship in writing: list price strategy, the commission you and we agree to (commissions are fully negotiable), timing, and marketing plan.
What you doRead it, ask about anything unclear, and set the ground rules for showings that fit your life.
Timing: When you're ready — no rush from us
The 14-day prep
What happensSmall, high-leverage moves before going live: declutter, deep-clean, fix the small things buyers fixate on, and a room-by-room pre-list walkthrough.
What you doWork the punch list with us. Two focused weekends beat a price cut later.
Timing: Typically 1–2 weeks
Photos & go-live
What happensProfessional photography, then your listing goes live on the MLS and syndicates to the major portals. The first weekend's momentum matters most — we plan for it.
What you doKeep the home show-ready and flexible for early showings — the most motivated buyers come first.
Timing: Live within days of the shoot
Showings & feedback
What happensBuyers tour; we collect honest feedback and report it to you straight — including the parts you'd rather not hear, because that's what moves the sale.
What you doStay flexible on showing windows and trust the feedback loop. Three weeks of silence tells us something too.
Timing: The first 21 days tell the story
Offers & negotiation
What happensWe analyze every offer beyond its price — financing strength, contingencies, timeline, concessions — and negotiate from your priorities.
What you doDecide with us in advance what matters most: price, certainty, or speed. You rarely get to max all three.
Timing: Hours to days per round
Under contract — inspection round
What happensThe buyer inspects. Expect a repair request — nearly every deal has one. We negotiate what's reasonable and protect you from the padded list.
What you doDon't panic at the report; that's normal. Decide with us which asks to accept, counter, or decline.
Timing: Typically inside the first 2 weeks under contract
Appraisal
What happensThe buyer's lender confirms the price is supported by the market. This is where wishful pricing dies — and why we priced you against real comps from day one.
What you doMostly wait. If the appraisal comes in short, we walk you through every option before anything is decided.
Timing: Typically weeks 2–4 under contract
Clear to close & closing day
What happensThe buyer's financing finalizes, closing figures are prepared (your net sheet becomes real), the buyer walks through, and you sign. Funds arrive after the deed records.
What you doMove out, transfer utilities, bring your ID and keys — and know your exact net before you sit down, because we'll have walked it with you.
Timing: Typically 30–45 days after acceptance, deal depending
Typical ranges, not commitments — every transaction differs, and nothing here is legal, tax, or lending advice. Each office is independently owned and operated.
The process starts with an honest price. Send us the address and we'll show you the comps that actually matter.