The right list price is the one the data supports.

Why “overprice to win the listing” is the industry’s oldest trick

When a listing interview turns into a bidding war between agents quoting you higher and higher numbers, the agent who wins is usually the one most willing to mislead you. The listing sits. The price gets reduced. The final number is lower than it would have been with honest pricing on day one, because buyer trust was already spent.

We won't do that. If your home isn't supported at the price you were hoping for, we tell you. Sometimes the answer is to wait three months. Sometimes the answer is that a different listing strategy beats a higher headline number.

How a listing gets built

We walk the property. We pull the last 90 days of sold comps, the active competition, and the recent expireds — the expireds are often more telling than the solds. We put together a comparative market analysis (CMA) with source data attached.

You see the report before a price is set. If you disagree with a comp selection, we talk about it. If there's a number we can defend together, that's the list price.

Listing prep, briefly

• Staging recommendations with the people we use — not a mandated package.
• Photography and floor plan, standard.
• Open houses or by-appointment showings depending on what the property is, who the likely buyer is, and what your household can accommodate.

Cases we’ve turned down

Some properties aren't ready to list, or aren't ready to list at the number the seller was hoping for. When that's true, we say so, even if it means not getting the listing. The short version: we'd rather lose your listing than overprice it and spend six months trying to un-lose it. Examples on request.

Common questions

How much is the commission?

Commission structure is a conversation we'll have with full detail on the listing agreement. Short answer: it's negotiated, not fixed, and transparency about where the commission goes (listing side, buyer side, brokerage) is part of every conversation we have.

What if we don't sell?

If the market moves and it doesn't make sense to sell, we tell you. We'd rather pull a listing than leave it to rot as a “stale” active.