Walkthrough and prep plan
I walk the property with you and give you a written, prioritized list: what to fix, what to clean, what to remove, and — just as importantly — what to leave alone because it will not return its cost.
Marketing Plan
This is exactly how I sell your home
Most listing presentations promise "aggressive marketing" and then put a sign in the yard and the listing on the MLS. That is not a plan; that is the minimum. Here is the actual, itemized work I do on every listing I take — before it goes live, during the launch window, and every week until it closes.
Read it before you interview anyone else. Then ask them to show you theirs.
Everything below serves one objective: put your property in front of the largest possible number of qualified, motivated buyers in the shortest possible window. That concentration matters. If ten interested buyers see your home across four months, you get one offer at a time and no leverage. If those same ten see it in the first ten days, you get competition — and competition is the only thing that reliably moves the price up.
Nothing here is theater. Every item exists because it either widens the buyer pool or improves the impression the property makes on it.
Preparation and presentation
Staging consultation
Full staging for a vacant home, partial staging for an occupied one, or simply an editing pass on what you already own. I will tell you honestly which one this property needs and what it is likely to cost.
Professional photography
Never a phone. A professional real estate photographer, shooting on a scheduled day with the right light, with proper interior and exterior sets. The photos are the first showing, and the great majority of buyers meet your home on a screen before they ever meet it in person.
Video, 3D tour, and aerials
Where the property earns it: a walkthrough video for social, an interactive 3D tour so out-of-area and relocating buyers can move through the home themselves, and drone photography for larger lots, views, or the surrounding area.
Floor plan and accurate data
A measured floor plan, and a listing data set that is complete and correct — square footage, lot, systems, age, upgrades, HOA. Wrong or missing data suppresses your listing in buyer searches and creates problems later.
Pricing and launch timing
A comparative market analysis, a defensible price, and a deliberate decision about the day and time we go live — because when your listing hits the market affects how many buyers see it in its first 72 hours.
Maximum exposure, all at once
MLS — and everywhere it feeds
The listing goes on the MLS with complete data, full photo set, video, floor plan, and compelling copy. From there it syndicates outward:
- The major consumer search portals
- Brokerage and franchise websites
- Every agent's IDX feed — including the ones with your buyer on them
- My own site, with a dedicated property page
Digital and social campaign
Not a single post. A campaign:
- Paid social advertising, geographically and behaviorally targeted at active buyers
- Retargeting so people who viewed the listing keep seeing it
- Video and photo content built for each platform's format
- A property landing page I can point every ad at, so I can measure what is working
Direct outreach to real buyers
On day one, the listing goes to my active buyer database and to the agents who are working buyers in your price band and property type right now. The fastest sales frequently come from someone who was already looking — they just needed to know your home existed.
Open houses and broker previews
A public open house during the launch window while attention is at its peak, and, where it helps, a broker preview to put the property in front of the agents who represent buyers. Every visitor is registered and followed up with — and their feedback comes straight to you.
Direct mail to the surrounding area
"Just listed" pieces to the immediate neighborhood. Neighbors are a genuinely productive source of buyers — people who already know the area and often have someone in mind they would like living nearby.
Signage and print
Professional signage, directional signs for showings and open houses, and a printed property brochure. Old-fashioned, and still works — the drive-by buyer is real.
Everything we publish complies with Fair Housing law. We advertise the property — its rooms, its condition, its lot, its location. We never describe, target, or imply a preferred type of buyer, and we never characterize who lives in an area. That is federal law, and it is also simply the right way to do this.
Advertising rules also carry state-specific requirements — how a licensee and brokerage must be identified in an ad, what disclosures the copy must carry, and how team names may be used are set by each state's real estate regulator, and they differ. Every piece of marketing I publish for your property carries the required identification and license information for the state the property is in: Lic. #00000000, BROKERAGE_NAME_HERE.
Managing the listing, not just posting it
- Every showing is followed up. I contact the buyer's agent after each showing and ask real questions — what did they think of the price, the condition, the layout? Feedback that only says "nice home" is useless. I push for the honest answer.
- You get a weekly written report. Showings, online views, saves, ad performance, feedback themes, and what the competing inventory has been doing. You will never have to call me to ask what is happening.
- We watch the market against you. If a comparable home lists below you, or a comparable one sells, that changes your position — and you will hear it from me first, along with a recommendation.
- We adjust deliberately, not reflexively. Heavy traffic with no offers is a price story. Light traffic is an exposure or presentation story. They call for different responses, and I will tell you which one we have.
- Offers are managed as a process. Every offer gets evaluated on the full package — price, financing strength, contingencies, timeline, appraisal language. When there are several, I run a structured process so the competition works for you instead of scaring good buyers away.
- The deal gets driven to close. Inspection response, appraisal support with a comps packet for the appraiser, loan milestones, title, and the final walkthrough. A signed contract is not a closed sale, and this is where sales are lost.
What this costs you. The marketing above is included in my listing service — I do not bill you separately for photography, staging consultation, advertising, or mail. My compensation is a single, negotiated fee agreed between us in the listing agreement before any of this begins.
Real estate commissions are not set by law and not set by any association. They are fully negotiable, and any offer of compensation to a buyer's agent is a separate, negotiable decision that is yours to make. At the listing consultation I will lay out the options and what each one is likely to mean for your net proceeds — in writing, before you sign anything.
See this plan built for your property
At the listing consultation I will walk your home, then hand you three things in writing: what it should sell for and why, what you would net at that price, and the specific marketing plan for this property. Then you decide. No obligation, no pressure, and no hard sell — if now is not the right time to sell, I will tell you that too.
- A comparative market analysis built on real closed sales
- A written net-proceeds estimate before you commit to anything
- A prioritized prep list — including what not to spend money on
- The full marketing plan for your property, itemized, in writing