Selling in King County
Everything that happens between "maybe" and "sold."
This is the same walkthrough I give every seller at our first meeting — what actually determines your price, what's worth fixing, and what the timeline really looks like.
Step one
Pricing: the decision everything else depends on
Overpricing is the single most common reason a King County listing sits. I build your price from three data points: closed comparables within the last 90 days, active competition you're up against right now, and absorption rate for your specific area — not a county-wide Zestimate.
Closed sales
Homes that actually sold nearby in the last 90 days, adjusted for condition, lot size, and updates.
Active competition
What buyers are comparing your home to right now, this week, in your price band.
Absorption rate
How fast homes like yours are moving — the difference between pricing for speed and pricing for maximum offers.
Step two
Preparing the home
Not every repair pays for itself. Here's how I sort priorities with sellers before we spend a dollar.
Usually worth it
Fresh neutral paint, deep cleaning, decluttering, landscaping refresh, minor fixture updates, and pre-inspection to surface issues before a buyer's inspector does.
Usually not worth it
Full kitchen or bath remodels, new roofs on homes with life left, and cosmetic upgrades that match your taste more than a broad buyer pool's.
Step three
Marketing that gets past the thumbnail
Most buyers decide whether to click into a listing in under three seconds. Every listing I take gets the same package.
Professional photography
Twilight exterior shot included for homes where it matters — data shows it improves click-through on the MLS.
Floor plan & measurements
Buyers increasingly filter listings without one. Every listing gets an accurate, to-scale floor plan.
Written to be found
Listing copy built around how buyers actually search — neighborhood, school, commute — not generic adjectives.
Step four
Offers and negotiation
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Day 1–7
Showings & feedback
I collect real-time feedback from every showing so we know how the market is reacting before offers land.
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Offer day
Side-by-side comparison
Every offer gets laid out in one plain-language sheet: price, contingencies, financing, and closing date, so you're comparing apples to apples.
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Post-acceptance
Inspection & appraisal
I manage repair negotiations and appraisal contingencies so surprises get handled before they threaten your closing date.
Questions sellers ask
Straight answers, no jargon.
How much does it cost to sell a house in King County?
Costs typically include listing and buyer agent commissions, Washington's tiered real estate excise tax, title and escrow fees, and any pre-sale repairs you choose to make. I walk every seller through an exact net-proceeds estimate before we list — no surprises at closing.
How long does it take to sell a home right now?
Well-priced King County homes are currently averaging around 17 days on market before going pending, though this varies by city, price point, and season. I'll give you a realistic range specific to your address.
Should I make repairs before listing?
Not always. Some repairs return far more than they cost; others are better handled as a price adjustment instead. I review your home in person and recommend only what will actually move your price or your timeline.
Do I need to be out of the house for showings?
Ideally, yes — homes show better vacant of their owners, and buyers speak more freely. I'll work with you to build a showing schedule that fits your life.
Ready to see what your home could sell for?
A free pricing walkthrough, comps included — no obligation to list.