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THE PROCESS
How it works.
Walkthrough & honest numbers
I tour your home and bring real comps — what similar homes are actually selling for, how fast they’re moving, and what the market is telling us.
Prep & a price that works
We decide together what's worth doing before you list — the small fixes and staging touches that pay off — and set a price grounded in the numbers, not wishful thinking.
Photos & full-court marketing
Professional photos, a polished listing on the MLS and the big portals, plus social and my own network — so your home reaches the right buyers fast.
Showings & offers
I coordinate showings, gather feedback, and walk you through every offer — price, terms, contingencies — so you know exactly what each one really means.
Negotiation to closing
Once we're under contract, I manage the inspection, appraisal, and paperwork start to finish — keeping the deal on track all the way to the closing table.
FREE FOR MY SELLERS
Selling has a playbook too.
The RVA Seller's Handbook walks you through pricing, prep, marketing, and negotiation — so you know the strategy before we ever list.
INSIDE THE SELLER'S HANDBOOK
How pricing really works — and what online estimates miss
Prep that pays back — and the projects to skip
Marketing that reaches the right buyers, fast
What to expect from offer day through closing
Free for my sellers — just ask, or grab a copy at our first meeting
Honest pricing — real comps and market data, not an online guess.
Frequently asked questions
How much is my Richmond home worth? The honest answer is that an automated estimate cannot tell you, because it cannot see your kitchen, your roof or what the house two doors down actually sold for after concessions. A comparative market analysis looks at recent closed sales of genuinely comparable homes near you, adjusts for condition and updates, and gives you a defensible range. I do those at no cost and with no obligation to list.
What does it cost to sell a home in Virginia? Budget roughly 6% to 9% of the sale price in total. That typically includes agent compensation, which is negotiable and agreed in writing up front, the Virginia grantor tax, settlement and recording fees, prorated real estate taxes, and any repair or closing cost concessions negotiated with the buyer. Pre-listing work such as paint, cleaning or minor repairs is separate and is usually where the return is highest.
When is the best time to sell a house in Richmond? Spring through early summer draws the most buyers, which usually means more showings and more competing offers. Late fall and winter bring fewer buyers but also far less competing inventory, and the buyers who are out in January are serious. The better question is usually whether your house is ready, because a prepared home in a slow month often beats an unprepared one in a busy one.
Should I make repairs or updates before listing? Some, not all. Paint, deep cleaning, decluttering, landscaping and fixing anything that reads as deferred maintenance reliably return more than they cost. Full kitchen and bathroom renovations done specifically to sell usually do not. The right list is short and specific to your house, which is what a pre-listing walkthrough is for.
How long does it take to sell a home in the Richmond area? Two timelines matter. The first is days on market, which is how long until you have an accepted offer; the second is the 30 to 45 days from ratified contract to closing for a financed buyer. As of August 2026, single-family homes in the Richmond metro area were going under contract in a median of 22 days. Correct pricing in the first two weeks is the single biggest lever on that number.
Thinking about selling?
LET'S GET STARTED
Whether you're planning to sell soon or simply want to understand your options, I’ll give you an honest look at your home’s value and the market.
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