How we price and market a listing

A good price is not a guess and not what a neighbor heard. It comes from sales that actually closed.

Step 1: look at what sold

I start with sales of similar properties in the last six to twelve months. For a home, that means size, age, lot and condition. For land, it means acreage, water, access and what is planted. You see every sale I use, with the price and the date.

Step 2: adjust for what makes yours different

A well that tests strong, a paved road, a view, or a barn in good shape can all move the number up. A tired roof or a shared driveway can move it down. I explain each adjustment in plain words so the number makes sense to you.

Step 3: choose the price with you

I give you a range, not one magic figure. Pricing at the top of the range can work when the property is rare. Pricing in the middle usually brings more buyers early, and the first few weeks bring the most attention. We decide together.

How the property gets seen

• Professional photos and, for land, aerial photos and a simple map
• A listing on the MLS, so every agent in the area sees it
• A personal call to buyers and agents I already know are looking
• Signs, open houses and online ads where they help

What you hear from me

Every week you get a short update: who looked, what they said, and whether the price still makes sense.

Sample copy Dana edits this page to match her real process.

Thinking about the tax side of your price? Read Taxes when you sell: 1031, installment sale, and your net.

More seller guides

• Timeline: list to close
• Preparing the property
• Selling a long-held or inherited property
• Comparing offers
• Taxes when you sell