My listings look exceptional and they sell. Quickly, and for the best possible price.

That is not a promise. That is a track record built over twenty-three years in Arlington.

I keep my practice small on purpose — not because I can't do more, but because this level of quality requires everything. When you work with me you get me — fully present, fully committed, fully accountable for the outcome from the first conversation to the day you hand over the keys.

This is not a volume business. It is a quality business. And the quality shows up in your final number.

Here is exactly what that looks like.

MY PROCESS

The first conversation

It starts with a phone call. I want to understand your situation — why you are selling, what your timeline looks like, what your expectations are, and what you are looking for in a realtor. I want to make sure we are a good fit before either of us commits to anything.

This is not a sales call. It is a discovery call. At the end of it we will decide together whether to meet in person.

The listing appointment

I come to your home. We walk through it together — not just to assess it, but to understand it. I want to know its story. What you love about it. What has happened here. What makes it different from every other home on the street.

Then we get practical. I will review the market, show you comparable sales, and give you an honest pricing strategy. I will also give you a NET sheet — a clear picture of what you will walk away with in the best and worst case scenarios. No surprises. No false promises.

At the end of that meeting you can decide to move forward or take time to think. There is no pressure. Ever.

Preparing your home

This is where the real work begins — and where I earn my fee.

I will create a custom preparation plan for your home. I will tell you exactly what to do and what not to do. Not everything needs to be fixed. Not everything needs to be replaced. I know the difference — and making the right calls here is what separates a home that sells for top dollar from one that doesn't.

I will manage the details. Contractor recommendations, scheduling, fixture ordering, deadline tracking. You have a life to live. I take the weight.

My stager Jan — who has been my collaborator for fifteen years — will walk through your home room by room and guide every decision. Her eye is extraordinary. The difference between a staged home and an unstaged one is not subtle.

I work well with clients at every level of involvement — some want to be part of every decision, others hand me the key and trust me to handle everything. I adjust to what you need.

But when someone trusts me completely and steps back, something unstoppable happens. I have sold homes for clients across the country and overseas, coordinating every detail from contractors to staging to photography, without them ever having to be present. It gets done. It gets done well.

Professional photography and marketing

Once your home is ready I bring in a professional photographer. Wide-lens, high-resolution photography that makes your home look exactly as beautiful as it is. A photo collage as the main online image. Neighborhood photography. A detailed floor plan. A four-page full-color brochure that tells buyers — before they walk in the door — that this is a home worth taking seriously.

Your home will be listed on MLS, Zillow, Redfin, Realtor.com, and promoted across social media to reach serious buyers.

Going live

I recommend launching on Wednesday or Thursday for maximum weekend exposure. Saturday or Sunday open houses, and private showings throughout the week for serious buyers.

Offers and negotiation

If your home is priced correctly and prepared well — and it will be — you may receive multiple offers. I will analyze every offer carefully, walk you through the terms, and negotiate with the same clarity and calm I bring to everything else. I will tell you which offer is actually the best one. Price and terms are not always the same thing.

Contract to closing

The thirty to sixty days between contract and closing require constant attention. Inspections, appraisals, mortgage approvals, HOA documents, title work — I manage all of it. I personally meet the buyer's appraiser to make sure they have the right comparables and do not undervalue your home. I track every deadline. I anticipate problems before they become deal-breakers.

You will hear from me every week — showings feedback, online traffic, buyer interest. No silence. No wondering what is happening.

Closing day

You sign. You hand over the keys. You move forward.

That is the whole point.

WHAT IS INCLUDED

Everything I just described is included in my fee. No add-ons. No surprises. No admin fees.

Specifically:

Professional staging consultation with Jan — included. Rental staging furniture and props for homes over $600K — included. Window washing — included. Professional wide-lens photography — included. Photo collage, neighborhood photography, floor plan — included. Four-page full-color brochure — included. MLS listing and all major platform syndication — included. Social media promotion — included. Open houses — included. Weekly updates throughout the process — included. 24/7 availability — included.

What you see is what you pay.

COMMISSION

I believe every home is different and every situation is different. My listing fee typically ranges from 2% to 3%, depending on the price range of your home, the preparation required, and the marketing strategy needed.

There are no hidden fees. No admin charges. No surprises.

You will most likely also pay a buyer's agent commission. That is negotiable and we will discuss it when we meet.

I would rather have an honest conversation about money upfront than have you wonder about it later.

LET'S TALK

If you are thinking about selling — let's start with a conversation.