Let us talk about the move

Usually within the same week. We talk first for twenty minutes so the first tour is already shaped around your brief rather than the newest listings.

Not for the first conversation. Before we write anything you will want a lender letter, and I can introduce two local brokers who answer their phones on weekends.

You get a written schedule for inspection, appraisal and escrow with the dates you need to act on highlighted, plus a summary call at each milestone.

For buyers already working with me, yes, as far as the ridge and the inland valleys. Beyond that I will refer you to someone who knows the streets better than I do.

You get two names for each, both people I have worked with for years, and you are free to bring your own instead.

Four to six houses across two days, with a written note on each one so the last house does not erase the first.

Wherever the builder allows buyer representation, which on this coast is most of them. The contract review runs the same way.

From the last eight closes that a buyer would compare yours against, adjusted for light, level and frontage. You see the list I used, not just the number.

Paint, light, drainage and the front approach, in that order. I bring a one page preparation list with local trades and the cost each item tends to return.

Two to three weeks once the preparation list is done, including photography and the pre market week I use to reach buyers already on the coast.

Preparation guidance, photography, the marketing plan, all showings and the negotiation. There are no separate listing or admin charges.

No. Most homes here need light, paint and a tidy approach rather than rented furniture. I will tell you when staging earns its cost.

I write the listing myself and brief the photographer. You approve both before anything goes live.

We read the traffic and the feedback, then change one thing at a time. A price cut is the last lever, not the first.

Harbour and downtown blocks hold occupancy best from October. Ridge and meadow sites are strong in summer and slow the rest of the year.

Yes, to year five, including insurance, maintenance reserves and the shoulder month vacancy that most spreadsheets leave out.

Management goes to two firms I work with. I stay involved for the first tenancy so the terms match what we modelled.

Sometimes, and the rules differ by street. We check the current restrictions before the offer, never after.

One to eight. Above that a commercial broker will serve you better, and I will introduce you to two of them.

Often. Video tours the same day, a written condition summary, and I attend the inspection in your place.

Nothing I would print. It depends on the block, the season and your hold period, which is exactly what the model is for.