Overpricing Is the #1 Reason Homes Don't Sell
In a national survey of real estate agents, 77% said overpricing is the single biggest reason a listing fails to sell. Homes priced right from day one attract more showings, spark competition, and often sell faster and closer to list price. Homes priced too high sit on the market, go stale, and eventually sell for less than they would have at the right price from the start.
What You Get Working With Me
Selling a home is one of the biggest financial decisions you'll make — you deserve someone who knows this market inside and out.
Local Market Expertise
Deep knowledge of Puget Sound neighborhoods, from South King County to Renton, so your home is priced and positioned right for local buyers.
Pricing & Staging Guidance
Straight answers on pricing strategy, staging priorities, and trusted vendor referrals, so your home shows its best from day one.
Support From Listing to Closing
One point of contact for the entire process: listing prep, marketing, negotiating offers, and coordinating inspections all the way through closing day.
How the Selling Process Actually Works
Most sellers' only reference point is a home they bought years ago, or what a friend went through in a different market. Here's what actually happens, in order.
Initial Consultation & Pricing Strategy
I walk the home, review recent comparable sales, and give you a realistic price range based on current market data — not a number designed just to win the listing.
Prep & Staging
We identify which repairs and updates are worth doing before listing, and which aren't. I'll bring in staging recommendations so the home shows at its best from the very first photo.
Professional Photography & Marketing Launch
Professional photos and, when it fits the home, video and a floor plan. Your listing goes live on the MLS and syndicates to Zillow, Redfin, and the major real estate sites, plus targeted social and email marketing.
Showings & Open Houses
I coordinate all showing requests and host open houses, then bring you real buyer feedback so we can adjust quickly if needed.
Reviewing & Negotiating Offers
The highest offer isn't always the best one. We'll compare price, contingencies, financing type, and closing timeline together, then negotiate the terms that actually work for you.
Inspection & Appraisal
The buyer's inspector and appraiser come through the home. If repair requests or a low appraisal come back, I'll negotiate on your behalf to protect your bottom line.
Closing
A final walkthrough confirms everything is as agreed, then you sign at title. Funds are wired and keys change hands — typically the same day.
What to Budget For When You Sell
Sale price isn't what lands in your pocket. Here's what typically comes out along the way.
Commission
Typically 5–6% of the sale price, split between the listing and buyer's agents. This is usually the single largest cost of selling.
Prep & Repairs
Costs vary widely based on condition — from a few hundred dollars in touch-ups to more for larger deferred maintenance. I'll help you decide what's actually worth fixing.
Staging
Staged homes typically sell faster and for more. Industry surveys put the added sale value from staging at around $13,477 on average — often well above the cost of staging itself.
Title & Escrow Fees
Closing and escrow fees are typically split between buyer and seller by local custom, generally landing around 1–2% of the sale price for the seller's share.
Excise Tax
Washington's real estate excise tax is seller-paid and graduated, generally landing around 1.1–1.3% of the sale price depending on the total price and county.
Prorated Taxes & HOA Dues
Property taxes and any HOA dues are prorated to the closing date, so you're only credited or charged for the days you actually owned the home.
Every situation is different. I'll run your specific numbers so you know what to expect at closing — not just a rule of thumb.
Mistakes That Cost Sellers Money
Overpricing to "leave room to negotiate." It does the opposite — overpriced homes get skipped by serious buyers, sit on the market, and eventually sell for less than a home priced right from day one.
Skipping prep and staging. Buyers decide within seconds of walking in. Cluttered rooms, dated paint, and obvious deferred maintenance cost you money at every showing.
Being home during showings. Buyers don't relax or linger when the seller is present, and that shortens showings and hurts offers. Plan to be away.
Restricting showing availability. Every showing you turn down is a potential buyer you never get back. Flexibility in the first two weeks matters most.
Ignoring the pre-listing inspection conversation. Surprises during the buyer's inspection can blow up a deal or cost you leverage. Knowing issues ahead of time lets you address them or price for them on your terms.
Choosing an agent based on the lowest commission. A weaker marketing plan and less negotiating experience routinely costs sellers far more than the commission difference.
Seller Questions I Hear Every Week
How do you determine my listing price?
I pull recent comparable sales in your immediate area, factor in your home's condition and updates, and look at current buyer demand. The goal is a price that attracts strong interest immediately, not one padded for negotiation.
Do I need to make repairs before listing?
Not always. I'll walk the home with you and point out what's actually likely to affect price or scare off buyers versus what buyers will overlook or expect to handle themselves.
How long will it take to sell?
Well-priced homes in this market typically go under contract in 2–4 weeks, with closing 30–45 days after. Pricing and condition are the two biggest levers on timeline.
What happens if I get multiple offers?
We compare more than price — financing type, contingencies, closing timeline, and buyer strength all matter. I'll walk you through the tradeoffs so you can pick the offer that actually serves you best.
What if the appraisal comes in low?
You have options: ask the buyer to make up the difference in cash, renegotiate the price, or challenge the appraisal with additional comps. I'll advise on what makes sense for your situation.
Do I need to be out of the house during showings?
Yes, whenever possible. Buyers view and discuss homes far more openly, and more thoroughly, when the seller isn't present.
What are my actual closing costs as a seller?
Beyond commission, budget for excise tax, title and escrow fees, and prorated property taxes or HOA dues. I'll run your specific numbers so there are no surprises at closing.
Find Out What Your Home Is Worth
Every home and every seller's situation is different. A free consultation gets you a real, current valuation and a straight answer on timeline and next steps — not a generic estimate.
Schedule a Free Seller Consultation →