Seller's Guide

Pricing is the single most important decision in the selling process. Get it right and you'll generate strong early interest, multiple offers, and a clean path to closing. Get it wrong -- even a little high -- and you'll watch days on market tick up while buyers assume something is wrong with the property.

I'll put together a detailed comparative market analysis looking at what's actually sold recently in your neighborhood, how similar homes have been priced and received, and where current buyer demand is sitting. In some communities, well-priced homes are still generating multiple offers. In others, we need to be more precise. I'll give you my honest recommendation -- not the number designed to win your listing.

One thing I won't do: tell you what you want to hear just to get the listing, then come back in two weeks asking for a price reduction. That approach wastes your time and costs you money.

This is where I want to be specific, because "marketing" means very different things depending on who you ask.

Here's what I do for every listing:

Professional photography and, where it makes sense, video or 3D walkthrough content. Your listing needs to stop the scroll and make buyers want to see it in person.

MLS exposure from day one, syndicated out to Zillow, Realtor.com, Homes.com, and everywhere buyers are searching.

Social media promotion across my platforms, targeted to active buyers in the communities where your likely buyer is coming from. A Camp Hill home reaches a different audience than a Hershey property -- I market accordingly.

Agent-to-agent outreach through my network at RSR, REALTORS and across the region. Some buyers come from the MLS. Others come from a phone call I make to another agent who mentioned a client last week.

Consistent communication with you throughout. You'll never wonder what's happening with your listing. I'll tell you what showings are scheduled, what feedback we're getting, and what I'm seeing in the market that affects our strategy.

Once we identify the right offer, I'll handle the negotiation to get the terms where they need to be. That might mean pushing back on a low price, tightening a contingency window, or negotiating who covers what at closing.

When both sides agree, we'll execute the agreement of sale and go under contract. At that point, the buyer's clock starts ticking on their contingencies -- inspection, financing, appraisal -- and I'll stay on top of every deadline to make sure nothing falls through the cracks.

Closing in Pennsylvania is handled by a title company or attorney. A few days before settlement, you'll receive a closing disclosure with the final numbers. Review it, ask questions, and flag anything that looks different from what you expected.

On closing day, you'll sign the transfer documents, the proceeds will be distributed, and you'll hand over the keys. That's it. Done.

Before closing, tie up the loose ends on your end: cancel or transfer utilities, wrap up any services tied to the property, and make sure you're ready to hand the home over in the condition the agreement calls for.

Then take a breath. You did it.