Listing, start to close
- 1
Pre-list inspection — before the sign goes up
You get inspected before you list, so the findings belong to you instead of to a buyer holding leverage in day nine of an inspection period. This single step changes the negotiating posture of the entire transaction.
- 2
Repairs triaged by return, not by anxiety
Not everything found needs fixing. Some items are worth repairing, some are worth disclosing and pricing, and some are worth neither. The list gets sorted by what actually moves the number.
- 3
Price from screened comparables
Same discipline as the buy side. Outliers excluded with stated reasons. You see the working, not just the recommendation.
- 4
Prepare, photograph, launch once
A listing gets one strong first week of search placement. We do not launch until the house, the photography, and the copy are all ready to use it.
- 5
One variable at a time after launch
Showing-to-offer conversion measured over a defined interval. One input changed per interval. The cause of any change stays knowable.
The same finding, two very different transactions.
Without a pre-list inspection
- —The buyer commissions the first real inspection, after you are under contract.
- —They hold a document about your house that you have not read.
- —It is day seven of a ten-day period and they can still walk.
- —The repair request arrives with a buyer’s estimate, not a contractor bid.
- —Your listing is off the market and every other buyer is gone.
With one
- —You know what is in the report, because you commissioned it.
- —You have weeks to get real contractor bids on anything material.
- —You decide what to repair, what to disclose and price, and what to leave.
- —Every disclosure arrives documented, which converts worry into a known number.
- —You negotiate from information rather than from surprise.
One caveat I will always state plainly: in Arizona you are obligated to disclose known material facts regardless, and the Residential Seller Disclosure Statement is not optional. A pre-list inspection changes what you know and when — it does not create an obligation that was not already there. Where the exact line sits is a question for your attorney, and I will tell you when you have reached one.
Thinking about listing
Tell me the address and roughly when, and I will send back what your house is actually worth and which pre-list items are worth doing on it. No listing presentation attached.
What the walkthrough is for
Not everything on a report is worth fixing.
A pre-list inspection produces a long document, and the reflex is to try to clear all of it. That is usually the wrong move. Some items return more than they cost, some are cheaper to disclose and price, and some genuinely do not matter to the buyer this house will attract.
What I will do is walk it with you and sort the report into those three piles before you spend anything. That conversation carries no listing presentation attached to it.
Orientation tool
What you actually walk away with.
Sale price is the number everyone talks about. Net proceeds is the number that matters.
Commissions are negotiable and not set by law or by any board. Arizona has no real estate transfer tax; a flat $2 affidavit fee applies.
Estimated net at closing
An orientation estimate, not a settlement statement. Prorated taxes, HOA transfer fees, and payoff interest all move this number at closing.
Start with what the house is actually worth.
A screened-comparable valuation, with the sales I excluded and the reason for each exclusion shown to you.
Walk your house before you spend anything.
I will tell you which pre-list items are worth doing on your specific property and which are not. No listing presentation attached.
Or reach me directly, right now