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Most homes that sit unsold were priced on optimism rather than evidence. I'd rather have the harder conversation up front than watch your listing go stale.
A comparative market analysis built from what genuinely similar homes closed at — not what they were listed at — weighted for the things that actually differ: lot, finish level, exposure, and how long each one sat before it sold. You get the number and the reasoning behind it, including the cases where the number is lower than you were hoping. A price set to flatter gets corrected by the market anyway, slowly and in public.
The short list of work that returns more than it costs — paint, light, decluttering, and anything visibly deferred — kept separate from the work that does not. Professional photography either way, because the first showing almost always happens on a phone. If a renovation will not come back in the sale price, you get told to skip it rather than sold on it.
MLS® exposure through the board, so the listing reaches every co-operating agent rather than only my own contacts, plus photography, floor plans and the syndication that follows the feed out to the portals. The unglamorous half matters more than the social half: most buyers arrive attached to an agent, and reaching those agents properly is the job.
Every offer read on its terms as much as its price — conditions, deposit, closing date, and what each of those is worth to you specifically. Holding a position without losing the table comes down to knowing which terms the other side needs and which they merely want, and that is worked out before offer night rather than during it.
Before anything else, you need to know what your property is realistically worth today. Two minutes to ask, one business day to get a proper answer back.
Buying, selling, or just trying to work out whether the timing makes sense — a short call costs you nothing and usually makes the decision a lot clearer.
