From listed to sold, with a plan.

Price too high and buyers may skip it. Price too low and you could leave money on the table. A market analysis based on recent comparable sales and current listings shows where your home fits, and you’ll talk through a pricing strategy that fits your goals.

Every listing is a little different, but most include:

• Professional photography (plus video or virtual tours when they make sense)
• Exposure on the MLS and major real estate websites
• Social media promotion
• Open houses and showings when they fit your plan

Your listing also goes out to the local agent network through the MLS, so agents working with buyers can find it.

A well-prepared home makes a stronger first impression.

What you’ll handle: decluttering, cleaning, small repairs, paint touch-ups, and tidying up inside and out. We can point you to local pros if you want help.

What’s handled for you: professional photos and listing media to show your home at its best online.

It depends on the market, your price, and your home’s condition and location. You’ll see how similar homes in your area have been selling, so you know what to expect, with adjustments recommended if things aren’t moving.

Accepting an offer isn’t the finish line. Most purchase agreements include a few steps that still have to go right before closing:

• Inspection: the buyer’s inspector will find something. Every house has a list. Expect a repair request or a credit request, and it helps to know which items are real safety or structural issues and which are negotiable.
• Appraisal: if the buyer is financing, the lender orders an appraisal. If it comes in below the contract price, the price, the buyer’s cash, or the deal may need to change. Pricing on real sold comps up front is the best protection.
• Loan requirements: FHA and VA loans have minimum property-condition standards, so things like peeling paint or missing handrails may need to be fixed before the lender will fund.

You’ll know what’s coming at each step, and every deadline gets tracked so nothing slips.

A few Minnesota requirements to know about before you list:

• Seller disclosure: sellers must disclose known material facts that could significantly affect a buyer’s use or enjoyment of the property.
• Radon: a radon disclosure is required, including any known test results.
• Wells and septic: additional disclosures apply if your property has them.
• Point-of-sale inspections: many Twin Cities cities, including Minneapolis and St. Paul, require a Truth-in-Sale of Housing evaluation before you list. Check with your city.

This is general information, not legal advice. For specific legal questions, talk with a real estate attorney.

A pre-approval letter isn’t a guarantee, so offers get vetted before you decide:

• Call the loan officer to confirm the letter is real and current
• Ask what was reviewed: credit, pay stubs, W-2s, and bank statements
• Match the letter to the offer: amount, loan type, and down payment
• Ask what’s left to clear. “Appraisal and title only” is strong; “still verifying income” is not
• Get proof of funds for the down payment and closing costs (or for the full price on a cash offer)

Even approved buyers can fall through if their job or debts change, which is why this check happens on every offer.

Online estimates don’t see inside your home. They can miss updates, condition, and layout, and they often count square footage differently. For example, finished basement space frequently isn’t counted the same way. A price based on recent sold comps and what’s actually competing with your home is a lot more reliable.

Before you list: pricing research on sold comps, Minnesota seller disclosures, a point-of-sale inspection if your city requires one, prep advice, photography, and the listing itself on the MLS and major websites.

While you’re on the market: calls, texts, and emails; showings and open houses; screening buyers and verifying pre-approvals; gathering feedback; and recommending price adjustments if needed.

Under contract to closing: offers and counteroffers, the purchase agreement, inspection requests, appraisal issues, coordinating with title, the lender, and the buyer’s agent, tracking every deadline, the final walk-through, and closing day.

The real question isn’t “what’s the fee?” It’s “what will I walk away with?” A free net sheet estimates your proceeds using your home’s actual numbers: sale price, payoff, closing costs, and fees.

Already have an offer and want a second set of eyes on it? You can get a free review of that, too, with no pressure to list.