What does it cost?
One commission, quoted in writing at the walkthrough, covering everything on the my-approach page — 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 — numbers built in the three weeks before anyone saw a listing.
The timeline, printed in advance
From walkthrough to wire
-
Week −3
The walkthrough & 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.
-
Weeks −3 to −1
Preparation
Staging installs, small works close out, and the written narrative is drafted while the house is dressed. Nothing launches with an apology attached.
-
Week −1
Dusk photography
Two to three evenings in the last forty minutes of light. You approve every frame before anyone else sees one.
-
Week 0
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.
-
Weeks 1–3
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.
-
To the wire
Contract to closing
Inspections, appraisal, and the two dozen small crises that kill unattended deals — attended. 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.