1. Price it right from the start
We compare your home with recent sales nearby that are similar in size, condition and location, then look at what is for sale right now and how fast it is selling. Homes priced well from day one usually draw the most interest. You get the numbers and our reasoning, not just a figure.
2. Prepare without overspending
Most homes do not need a renovation before listing. Paint, small repairs, good lighting, clean windows and gutters, and less clutter usually pay off more than a new kitchen. We walk through the home with you and suggest what is worth doing and what to skip. A pre-listing inspection can help in some cases, and we can talk through whether it makes sense for yours.
3. Gather your paperwork
You will complete the Virginia Residential Property Disclosure Statement. If the home was built before 1978, there is also a lead-based paint disclosure. If you are in an HOA or condo association, you will need to order the association's disclosure packet. Records of past repairs, permits, warranties and utility costs are helpful to have ready.
4. Launch with a plan
Professional photos, a clear description and a launch date timed to the market. We decide together how showings will work, whether to hold an open house, and how to handle offers if more than one comes in.
5. Compare offers side by side
Price is only part of an offer. We lay out every offer side by side: price, financing, earnest money, contingencies, closing date and any requests, so you can see which one is most likely to close on terms you like.
6. Inspections, appraisal and negotiation
After you accept an offer, the buyer usually inspects the home and their lender orders an appraisal. If repair requests or a low appraisal come up, we help you decide whether to repair, offer a credit, adjust the price or hold firm.
7. Settlement
Before settlement the buyer does a final walkthrough. At settlement you sign the deed, your mortgage is paid off from the proceeds, and Virginia's recording taxes and other closing costs are deducted. We give you an estimate of your net proceeds before you list, and update it when you accept an offer.