Before you spend anything.

Start with what buyers will notice.

I look for the things that make a buyer wonder, “What else haven’t they taken care of?” Leaks, damaged trim, doors that don’t work right: those are worth addressing. Then focus on clean rooms, touch up paint, and a tidy yard. I wouldn’t tell someone to redo a kitchen or bathroom just to list without a good reason. I walk through with the seller and help them decide where spending money makes sense and where to leave things alone.

Make the plan specific to your home.

I come prepared with an initial pricing range, a marketing approach, and estimated selling costs. Then I walk the property with the seller to learn what the records and photos don’t show, improvements, condition, and features that deserve attention.

The appointment is where that research becomes a plan specific to their home. We discuss what to do before listing, what to leave alone, how to present the property, and what they can reasonably expect to net. I want the seller to leave knowing what I recommend, why, and what happens next.