Seller guide
Seller guide
Selling, without
the guesswork.
What happens, in what order, and where it usually gets heavy. Read it once before we list and keep it for the parts that surprise people.
The order of things
Six stages. You will only feel four of them.
Prepare
We walk the house together and decide what is worth fixing and what is not. Most sellers spend money in the wrong places; the list is usually shorter than people expect.
Price
We show you three comparables and the number the market will actually pay. If it is lower than you hoped, we say so then rather than after thirty days of silence.
Photography and launch
Professional photos, natural light, rooms that look lived in. Live on the MLS and everywhere it syndicates, plus the story of the house rather than a just-listed announcement.
Showings and feedback
You get a weekly report with the honest read, not just the view count. Traffic without offers means one thing; no traffic means another.
Offer and negotiation
Price is one term of several. We walk you through financing type, timeline and contingencies, because the highest number is not always the best offer.
Inspection to close
This is the heavy part, and it is ours. Inspection findings, the appraisal, lender timelines and the pivot when something falls through. You hear about it after we have a solution.
Where it gets heavy
Three moments nobody warns you about.
The inspection
The house stops being a picture and becomes a list of things that could be wrong. Almost every report looks alarming. What matters is which items are material, and that is a conversation, not a negotiation you handle alone.
The appraisal
A number from someone who has never met your house. If it lands short, there are four ways through it and we will have picked one before we call you.
The buyer’s financing
The most common thing to fall apart, and the least in your control. If their lender cancels, we already have one. The pivot happens before you feel the drop.
You do not have to become an expert. You just have to let us be one.
Call us with the question that sounds too small to ask. Those are the ones that keep people up.
What we need from you
Access
Showings happen on the buyer’s schedule. The more flexible the window, the shorter the listing.
Honesty about the house
Tell us what you know. Disclosure protects you, and surprises cost more than defects.
One decision-maker on the phone
Offers move fast. Decide up front who answers when both of you cannot.
Patience with the paperwork
We will explain every document in plain language before you sign it. Ask us anything twice.
Questions worth asking us
- What would you do differently if this were your house?
- What is the one thing most likely to go wrong here?
- If we get no offers in three weeks, what changes?
- What are you not telling me because it is awkward?