Editorial photography, a tailored marketing campaign, and pricing built on a real read of the market — not a hopeful one.
The home that sells for the strongest price isn't always the most expensive one — it's the one presented best, priced honestly, and marketed to the right buyers before the listing goes live. The Listing House builds every campaign around those three convictions.
I bring a side-by-side comparable analysis, a current absorption rate, and a candid conversation about where buyers will actually engage. Overpricing a home is the most expensive mistake a seller can make — it erodes attention, momentum, and ultimately net proceeds.
A walk-through with a written punch list. My vendor network handles paint, light staging, deferred maintenance, and curb-appeal landscaping — often without you writing a check until close.
Professional architectural photography, twilight imagery for the hero shots, drone aerials for context, and a custom property video. Every listing is shot like it belongs in a magazine — because the buyer's first impression is on a phone screen.
A custom property website, branded print collateral, targeted social and email outreach, paid syndication, and a coordinated launch across MLS, Zillow, Realtor.com, Redfin, and Compass. Every channel, on day one.
Before the sign goes up, the home is shown to a vetted list of cooperating agents who have buyers actively searching for it. Many of my listings receive offers in this window — quietly, and at full price.
When offers come in, I review every one — terms, timeline, buyer financing strength, contingencies — and present a clear comparison. Negotiation is conducted in writing, with intent. Never theatrical.
Most of my listings go from signed agreement to active on the market in 21 days, then receive offers within the first 14 days of being live. Here's how the calendar moves.
Get a Free Valuation →Walk-through, comparative analysis, written prep punch list, and signed listing agreement. Vendors scheduled.
Repairs, paint, deep clean, landscaping, light staging, and the photo and video shoot. Marketing assets produced.
Quiet outreach to my agent network, "Coming Soon" signage, and pre-list inquiries triaged.
MLS-active across all platforms, scheduled showings, broker preview, and weekly seller report on traffic and feedback.
Offer review, counter strategy, and acceptance into escrow with the strongest qualified buyer.
Inspection management, contingency removal, lender coordination, final walk-through, and signing. Keys exchanged.
I'll prepare a written comparative market analysis based on recent sales of similar homes in your specific neighborhood — not a Zillow estimate. The valuation is yours to keep, no obligation.
Standard transaction costs include agent commissions, escrow and title fees, transfer taxes, and any negotiated repairs. I'll walk you through a written net-proceeds estimate before you sign anything.
Sometimes — and sometimes not. The decision is ROI-based: which repairs return more than they cost. I'll give you a written punch list with estimated returns; you decide.
An accelerated timeline is possible — I've moved listings from signed agreement to closed in under 30 days. The trick is honest pricing and aggressive pre-launch outreach.
Less than most sellers fear. With staging, scheduled showings, and a clear marketing window, the active listing period is typically 2–4 weeks. I keep showings tight and predictable.
I have specific experience with court-confirmed sales, trust transactions, and homes sold during family transitions. The process is different — and the representation needs to be too.
Tell me about your home. I'll come walk through it, pull current comparable sales, and prepare a written valuation — even if you're a year out from selling.