From the Yard Sign to the Closing Table
Listing Consultation
I walk every inch of the property with you, ask about your timeline, your bottom line, and what is non-negotiable. I learn the story of the home, the upgrades you made, the systems you replaced, and the moments that mattered to your family. Forty-five minutes, no pressure, no commitment. By the end I know what I am marketing and you know what I bring to the table.
Custom CMA
A real comparative market analysis built from recent local sales within 90 to 180 days, current active competition, and adjustments for the things that actually move price on your specific property. Views, acreage, finishes, water rights, garage configuration, septic capacity, and proximity to schools or downtown. I deliver the CMA as a written document you keep, with three pricing strategies (aggressive, market, premium) and the trade-offs of each. You pick the strategy and I run with it.
Staging and Prep
The short list of changes that actually move the needle on list-price decisions. Declutter, neutralize, refresh paint where it counts, deep-clean the kitchen and bathrooms, and fix the deferred-maintenance items that buyers will flag during inspection anyway. I bring trusted local cleaners, stagers, and handymen at fair rates if you want them. No 30-page punch list, no Pinterest dream board, just the work that produces a meaningful return on your time and dollars.
Professional Media Day
Professional photographer, plus a drone pilot for land, large lots, or any property where the surroundings matter, on site for a half-day shoot. We catch the property in its best natural light, with twilight exterior shots when the property calls for it. Floor plans, video walk-through, and a 3D tour are options depending on the property and price point. Edit turnaround is typically 48 hours, so we have media in hand before the MLS launches and zero scramble at go-live.
MLS Launch and Marketing Push
Listing goes live on the MLS at a strategic launch time, typically Thursday morning for maximum weekend visibility. Same day: Zillow, Realtor.com, and Trulia syndication, targeted social ads to Front Range and out-of-state relocator audiences, plus an email blast to my qualified buyer list and the cooperating agents I know are working with active buyers in your price range. Open-house weekend planned within the first ten days if it fits the property type. The first two weeks generate the most attention, and we maximize them.
Showings and Open Houses
Coordinated showings through a centralized scheduling system so you always know who is coming and when. Feedback requests are sent to every showing agent and tracked, so we know what buyers are saying versus what they are doing. Weekly written seller report covers showing count, online traffic, buyer feedback themes, and competitive activity. If we are not seeing the response we projected, we course-correct early on pricing, media, or staging rather than letting the listing stale on the market.
Offer Review and Negotiation
When offers come in (and they will), we compare them on price AND terms. Financing strength, inspection scope, contingency length, closing timeline, earnest money commitment, and any seller concessions or repair requests stacked on top. I prepare a side-by-side comparison sheet so you can see the full picture, not just the headline number. Then I negotiate hard on the levers that actually move your bottom line, often securing a higher net through smart structure than the highest gross offer would deliver.
Under Contract to Close
I project-manage every deadline on the closing timeline. Inspection negotiation, appraisal coordination, loan-condition tracking, title work, HOA estoppel if applicable, and the final walk-through. I keep the buyer's agent, the lender, the title company, and any contractors all moving forward together. You sign at the title company or remotely if needed, funds clear, the property changes hands, and the keys go to the new owner. We celebrate the close, then I check back in to make sure your next step is on track.