For sellers
Selling your home
Priced with evidence. Marketed properly. Reported on honestly, every week.
Strategic pricing, in plain terms
Pricing is not a guess and it’s not a wish. It’s a decision about where your home sits against every other home a buyer can see this weekend.
Price it right and you get the most showings in the first ten days, which is when attention is highest. Price it high and you spend that attention proving to buyers that you’re overpriced. Then you cut, and the cut arrives after the audience already moved on. Homes that sit get lower offers than homes that were priced correctly on day one.
So I’ll bring you the comparable sales, the active competition, and what I think the number should be — including when that number is lower than you hoped. You make the final call with the full picture in front of you.
How I market a listing
- Professional photography, and video or drone when the property warrants it.
- MLS listing built carefully — accurate data, a description that answers questions instead of using adjectives.
- Syndication to the major consumer sites where buyers are already looking.
- Social distribution, which is where a lot of Central Texas buyers actually first see homes.
- Direct outreach to agents working with buyers in your price range and area.
- Showing feedback collected and passed to you unedited.
Listing to sold
Timelines vary with the market and your home. This is the shape of it.
- Week 0
Walkthrough and pricing meeting
I walk the house with you, room by room, and tell you what buyers will notice. Then we look at comparable sales together and set a price based on what homes actually closed at.
- Weeks 0-2
Prep
Repairs worth doing, decluttering, and anything that photographs badly. I'll also tell you what to skip. Not every upgrade returns its cost.
- Week 2
Photography and listing build
Professional photos, a written description that answers real buyer questions, and accurate MLS data. Bad photos cost more showings than a high price does.
- Weeks 2-4
Live on the market
The first ten days generate the most traffic you'll ever get. We watch showing counts and feedback closely, and I report both — good or bad — every week.
- Offer stage
Negotiation
We evaluate offers on terms, not just the top number: financing type, option period, closing date, repair requests, and how likely the buyer is to actually close.
- Under contract
Option, appraisal, and underwriting
The stretch where deals quietly fall apart. I stay on the lender and the title company and tell you where things stand.
- Closing
Sold
Final documents explained before you sign, funding confirmed, keys handed over.
Want to know what your home is worth?
Not an instant automated estimate. I look at your actual home and the actual sales around it, then send you a real analysis.
Request your valuationHave a question? Ask it.
No script, no pressure. Tell me where you are in the process and I'll tell you what I'd do next.