Sell
We'll tell you what to fix, and what to leave alone.
Most listings lose money in the two weeks before the photos. Somebody repaints the wrong room, nobody stages the right one, and the price goes up on a hunch. We walk the house with you, decide what's worth doing, stage it, and list it. One team, one plan, no handoffs.
What listing with us includes
The things other people charge extra for are already in it
A price you can defend
Comps from your street, not your zip code, and what buyers there actually paid for updates. You'll see every number we used.
The pre-listing walkthrough
The same hour we sell to homeowners for $400. What to fix, what to skip, what each change is likely to return.
Staging
Soft or full staging, whichever the house needs. Furniture, art, delivery, and pickup. Not a separate invoice.
Photos, video, and virtual staging
Shot after the house is ready, not before. Virtual staging for the rooms we didn't furnish, labeled the way TREC expects.
A shortlist of trades
The painters, tile setters, and handymen we'd use on our own houses. You hire them directly. We don't take a cut.
A report every week
Showings, feedback, online views, and what we'd change. Written down, so you're never wondering what's happening.
Fix it or sell it as-is
Not every dollar comes back. We'll tell you which ones do.
Paint, lighting, and a cleared-out garage almost always pay for themselves. A new kitchen usually doesn't, unless the house is priced like it already has one. We put a cost and a likely return next to every item, and you decide.
We flip houses too, so we've paid for the mistakes ourselves.
See what we did at Dunes Drive →How it goes
Four steps, from walkthrough to closing
Walk and price
An hour in the house, then a pricing range with the comps behind it.
Prep
A written fix list with costs, and trades who can start this month.
Stage and shoot
We stage, then photograph and film once the house is right.
List and negotiate
Showings, offers, inspections, and repairs, handled through closing.
Questions we get
Before you ask
What do you charge?
Every house is different, so we start with a consultation. We walk through it together, and you get everything in writing before you sign anything.
Do I have to make repairs first?
No. Some houses should sell as-is, and we'll say so. The walkthrough tells you which category yours is in.
Can I live there while it's listed?
Yes. That's what soft staging is for. We work with your furniture and tell you what to pack before photos.
How long until it's on the market?
Two to four weeks for most houses, depending on how much prep you choose to do. Sometimes it's a long weekend.
Do you sell in Austin?
Yes. Dallas–Fort Worth is home, and we're also MLS members in Austin.
What if it doesn't sell?
We look at the numbers every two weeks: showings, feedback, and what's selling around you. If something needs to change, we'll say what and why.
Start here
Tell us about the house.
We'll reply within one business day to set up the walkthrough. If you just want a number first, start with a home value.
Got it. We'll be in touch within one business day.