If you’re even thinking about selling your home — pause. Step away from the paint swatches, do not alphabetize your spice drawer, and please don’t start replacing every doorknob in the house.
This is your sign to stop over-prepping before you’ve even made the first right move.
You’re Probably Planning the Wrong Projects
I can’t tell you how often I walk into a home and the seller greets me with a to-do list longer than a renovation show punch list. “We’re thinking of replacing all the windows and making sure all the door hardware matches…” No. Just no.
Here’s what actually matters: clean windows, fresh neutral paint, intentional lighting, and tidy landscaping. Save your money, energy, and stress — and please call me before you do anything else.
I’ve built a reputation on showing sellers how to subtract from their list, not add to it. And not because I don’t care — but because I do. I care about getting you the most value for the least waste. My job is to protect your bottom line and your bandwidth.
Sometimes I walk through a house with a seller and, out of their 25-item list, I keep three. Maybe four. That’s the kind of clarity you want before spending a single dollar.
Forget the Appraisal — Here’s What Actually Sets the Price
Thinking about getting an appraisal before you list? Skip it.
Unless you’re divorcing or working directly with a lender, a pre-market appraisal isn’t just unnecessary — it can be misleading. Appraisers don’t set value — the market does. And spoiler: the market isn’t a spreadsheet. It’s buyers.
Here’s what really happens:
- We list at $500K.
- The house is properly staged, prepped, and priced.
- We get multiple offers.
- It sells for $600K. That’s not luck — that’s strategy meeting demand.
Appraisers aren’t gods — they’re human. And sometimes they’re wildly wrong. They’re often inconsistent, outdated, and frequently biased. I’ve seen two different appraisals for the same house vary by over $50000. (Yes, really.) And let’s be blunt: appraisers work for the bank, not you.
What I use is a Comparative Market Analysis — real data, real trends, current buyer behavior, and over a decade of boots-on-the-ground experience. This isn’t “plug and play” pricing — this is strategy rooted in reality.
Buyers Are Not Looking at Your Doorknobs
Here’s what they do care about:
- Lighting. Modern, intentional lighting makes everything feel cleaner and more luxurious.
- Color. Soft neutrals photograph beautifully. Primary colors? They might be fun in person, but they fall flat (and fast) online.
- Windows. Clean them. Open the blinds. Nothing sells like natural light.
- Staging. If at all possible, move out, let us stage it, and watch buyers fall in love.
Buyers aren’t evaluating your house logically. They’re projecting their fantasy life into it. That’s why even the smallest distractions — a cluttered counter, a too-personal gallery wall, a room painted blood red — can pull them right out of the story.
And that’s the hardest part for sellers to accept: you’re not the buyer anymore. We’re not selling this home to you — we’re selling it to someone else. Your job is to start letting go. My job is to make it easy (and profitable) to do that.
Need a deeper dive into how to make your home market-ready? Read this blog: Is Your Home Market Ready?
What Makes Me Different? I Know Both Sides
I work with buyers and sellers, and that’s a huge part of what makes my strategy effective. I know how buyers think — what they notice, what they overlook, and what they think they want versus what they actually buy.
Too many agents stage a home based on what a seller likes or what looks good in person. I stage and prep with the buyer’s mindset — and the camera lens — in mind.
My sellers benefit because I know how to anticipate and outmaneuver buyer objections before they happen. That’s not just marketing — that’s leverage.
The Sooner You Call Me, the Better the Outcome
The biggest money-saving move you can make? Calling me early — even if you’re a year out from listing.
Why? Because whether you’re selling, renting, or staying, each path requires a different plan. Too many homeowners make renovation decisions optimized for the wrong outcome. That $75K kitchen remodel might bring you joy if you’re staying for ten more years — but it won’t magically add $75K to your sale price next spring.
And let’s be honest—moving is the worst. Well, besides election season. That’s why I take as much off your plate as I can. You focus on the move; I’ll handle the listing prep and market magic.
I’ll help you think through the short-, mid-, and long-term scenarios so you’re investing in the right outcome.
Introducing: PREP TALKS
This summer, I’m offering a limited number of Prep Talks — one-hour, in-home consultations designed to help you prep smarter, not harder. This is NOT a pricing appointment. It’s not a sales pitch. It’s your house, your questions, my strategy — no fluff.
We’ll cover:
- What updates will actually move the needle
- What not to bother with
- Staging strategy
- Market timing and buyer psychology
I’ll walk through your space and — thanks to the weird little design brain I was blessed with — help you see what buyers will see. And more importantly, what they’ll want.
This is my favorite kind of work: problem-solving, design thinking, value creation. I love helping people unlock the full potential of their home and get out ahead of the chaos.
Here’s the Deal (and the Only Real “Catch”)
This offer is for sellers who plan to list with me when the time comes. Not because I’m transactional — but because I’m offering my full brain, time, and strategy at no charge. If we vibe, and I help you set a smarter course? I’d love to be the one to walk it with you.
This is not for DIY information collectors. It’s for people who value high-level insight, thoughtful planning, and real expertise — and who want to work with someone who’s not just checking boxes, but building equity into every move.
Only 15 Spots. Two Months. That’s It.
Summer is a busy season — and these Prep Talks are truly limited. I’m opening 15 slots over the next two months for sellers who are ready to prepare with clarity, intention, and an edge.
DM me or tap the link to book your Prep Talk before they’re gone. Let’s get your home market-ready, buyer-magnetized, and picture-perfect — without the unnecessary stress, spending, or spiral into DIY TikTok hell. Because your next chapter deserves a strategic start, not just a pretty listing.
