What does it cost?
One commission, quoted in writing at the walkthrough, covering everything on the my-approach page, with staging, photography and the launch included. No marketing invoices arrive later, and no tiers exist to upsell you into.
Guidance · For sellers
Your house gets one debut. It should be rehearsed.
Across the last twelve months my launches averaged 18 days on market and +3.7% against asking. Those numbers were built in the three weeks before anyone saw a listing.
The timeline, printed in advance
From walkthrough to wire
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3 weeks before
The walkthrough and the punch list
An honest hour in your house: the eleven small works that return more than they cost, a pricing range from my sold record, and my written opinion on quiet launch versus public debut.
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Weeks 3 to 1 before
Preparation
Staging installs, small works close out, and the written narrative is drafted while the house is dressed. Nothing launches with an apology attached.
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1 week before
Dusk photography
Two to three evenings in the last forty minutes of light. You approve every frame before anyone else sees one.
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Launch week
Private preview, then the debut
My registered buyers see it first; the public launch lands mid-week, timed to search traffic. First offers usually form inside the opening weekend.
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Weeks 1 to 3
Offers, on one ledger
Every offer compared in writing: price, financing strength, timing, and the honest probability each buyer closes. I negotiate personally. There is no handoff.
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To the wire
Contract to closing
Inspections, appraisal, and the two dozen small crises that kill unattended deals, all handled. I stay on the file until the wire clears.
Straight answers
The three questions every seller asks
Will you take my listing?
Only if I can serve it. I cap the year at eighteen launches and work four neighborhoods. If your home sits outside them, I will say so at the walkthrough and suggest the right agent, not the nearest one.
Quiet sale or public launch?
It depends on the house, and I will argue the unprofitable side if it is the correct one. Rare houses want an audience; discreet situations want a shortlist. The reasoning is yours in writing either way.
Private consultation
Start with the number.
Run the valuation for an honest range from my sold record, then book the walkthrough that turns a range into a strategy.