Seller's prep guide

Price is everything

Pricing is the single most important decision we make. Price too high, the listing sits and gets stale — and a stale listing usually sells for less than one priced right from day one.

I'll pull comps and walk you through what the data is showing. We'll set a price that brings in offers, not one that makes us feel good in the moment.

The repairs worth doing

A few things consistently pay back more than they cost:

• Paint. Neutral, fresh interior paint. The biggest visual upgrade for the smallest dollar amount.
• Deep clean. Every surface, every corner, including windows. Buyers notice cleanliness within seconds of walking in.
• Landscaping basics. Mow, edge, weed, mulch. The first impression is the front yard.
• Fix the obvious. Burned-out bulbs, leaky faucets, broken outlet covers, sticky doors. Each one alone is small. Together they add up to a vibe of "this house has been taken care of."

The repairs that usually aren't worth it

• Major kitchen or bathroom remodels. You almost never get back what you put in. Cosmetic updates, sure. New cabinets and counters, usually no.
• Replacing things that work. A new roof when the existing one has 5+ years of life. New HVAC that's running fine. Buyers don't pay extra for replacements that weren't necessary.
• Anything trendy. Don't paint accent walls in this year's color or install a feature that's hot right now. Stay neutral.

If you're not sure whether a project is worth it, ask me before you start. I've seen what pays back and what doesn't.

Staging — minimum effective dose

You don't need a full staging service for most homes. You need:

• Less stuff. Pack up half of what's on your countertops, bookshelves, and walls.
• Furniture arranged to show the room's purpose and flow.
• Soft, warm lighting in every room — replace dim bulbs, open the blinds.

If your home is empty, light staging in the main living spaces is usually worth it.

Photography matters more than you think

Most buyers see your home online before they see it in person. If the photos don't catch their attention, they don't book a tour. I work with pros — drone, daytime, twilight when the home calls for it. The photo budget is part of my marketing, not yours.

Timing

Late spring and early summer are typically the strongest selling windows here in Oregon. But the right time depends on your situation — the cost of waiting six months can outweigh seasonal gains.

If you want to talk through your specific timeline, let's do it.

Every home is different

That's the framework. The actual prep list depends on what we find when I walk through with you. I'll give you straight answers and a clear plan.