Pricing, prep, photos, offers and the number you actually walk away with. The sellers who do well in {market} are the ones who price from evidence and prepare once.
The first two weeks on the market decide the sale. Price it from evidence, present it once and properly, and the rest is paperwork. Miss on either and you spend the next three months chasing the market down.
Buyers in your price range have seen every competing home. They know what is fair before they walk in. Pricing above the comparables does not get you a higher number; it gets you no showings, then a price cut, then an offer below where you should have started.
We price from closed sales and show you the math.
Half the furniture, none of the photos. Buyers need to picture their life, not look at yours. This costs nothing and adds the most.
Dripping taps, cracked outlet covers, the door that sticks. Each one tells a buyer the big things were neglected too.
Neutral paint and bright bulbs are the two highest-return dollars in real estate. A kitchen remodel is usually not.
A pre-listing inspection lets you fix or disclose on your terms. Surprises in the buyer’s inspection cost more than the same repair done early.
Florida note. Have the wind mitigation report, four-point inspection and roof permit history ready before you list. Buyers’ insurers will ask, and a home that quotes high for insurance quotes low for price.
Ninety-plus percent of buyers see your home first on a phone. Professional photography, a floor plan and a short video are the entire first impression. We also write the listing in the same voice we use here: what the home actually is, who it suits, with the facts a buyer needs to decide whether to come.
Your listing reaches our matching buyers before the open market.
Price is the headline; terms are the story. Financing type, down payment, appraisal gap coverage, inspection period length, closing date and contingencies all change how likely an offer is to close. A cash offer at a lower number can be worth more than a financed offer at a higher one.
The inspection will produce a repair request. Expect it, and decide in advance where your line is. Credits are usually simpler than repairs. The appraisal is the other hurdle: if it comes in low, the buyer renegotiates, covers the gap, or walks. This is why the pricing conversation in step one matters.
Keep the home show-ready until closing. Deals fall through, and a backup offer is the best insurance you can have.
Sale price minus mortgage payoff, commissions, title and closing costs, any credits to the buyer, prorated taxes and dues. Run the seller net calculator with real numbers before you list, so the decision is made with the net in front of you, not the gross.
A real valuation from the homes that sold near yours, free, with an honest take on timing. No listing agreement required.
What is my home worth →