The pricing method
How your number is built, what I adjust for, and what I'd want you to know before you commit to a price.
Selling
You should know exactly how I'll sell your home before you hire me.
Most agents describe their marketing in generalities. I'd rather show you the actual plan — pricing method, prep, photography, launch strategy, and honest numbers on what you'll actually net.
Send me the marketing planHow I arrive at your number
Your price isn't my opinion and it isn't your hope. It's what the market will support right now, and there's a method to finding it.
I look at what's actively competing with you, what's under contract, and what has actually closed — then I adjust for the things a computer can't see: your lot, your finish level, your street, your light. Before we list, I'll walk you through that analysis line by line, so you understand the number rather than just receiving it.
And if I think you should wait, I'll tell you that too.
What we do before anyone sees it
The difference between a good sale and a great one is usually decided before the listing goes live.
I'll walk your home with you and give you a specific, prioritized list — what genuinely returns more than it costs, and just as importantly, what doesn't. Not every repair is worth making. I'll be honest with you about which ones are.
Staging, decluttering, paint, light, landscaping. We fix the things buyers actually react to and skip the things they never notice.
From the first photograph to the closing table
Photography, video, and how your home shows online
Buyers decide whether to see your home in about four seconds of scrolling. That decision is made entirely on your first image.
Professional photography on every listing. Video walkthrough. Floor plans where they help. For luxury properties, the presentation goes further — because at that price point, the buyer pool is smaller and every single one of them matters.
The first three weeks decide your price
A listing is never more valuable than the week it comes to market. Interest peaks early and declines from there — which is why a strong launch matters more than a long run.
Your home goes live across the MLS, the major portals, my database, my social channels, and directly to the agents most likely to have your buyer. We plan the launch date deliberately.
You will not have to chase me
This is the complaint I hear most about other agents, and it's the easiest one to solve.
You'll hear from me after every showing with real feedback, not just “it went well.” You'll get a weekly update on where we stand and what I'm adjusting, whether there's news or not. And when something goes wrong — because occasionally something does — you'll hear it from me first, with a plan attached.
Protecting your number
Getting an offer is not the same as getting to closing. Inspection, appraisal, financing, and the repair negotiation are where sellers quietly lose money.
I'll walk you through every offer in full — not just the price, but the terms, the contingencies, and what each one actually costs you. Then I negotiate the whole thing, all the way to the table.
What's in the marketing plan
The same document I bring to every listing appointment. Yours free, whether you ever hire me or not.
01
02
Prep and staging
The prioritized list for your home — and just as usefully, the work that isn't worth doing.
03
Photography, video, and floor plans
How your home will look to a buyer who is scrolling, and why the first image decides everything.
04
Launch strategy and communication
Where your home goes live and when, plus exactly how and how often you'll hear from me the whole way through.
No obligation
Get the marketing plan.
Tell me where to send it. Straight to your inbox — no drip campaign, no follow-up you didn't ask for. If you want to talk after reading it, you know where to find me.
Thinking about selling — even a year out?
The earlier we talk, the more options you have. I'll tell you honestly what your home would bring today, and whether waiting would serve you better.