Selling Your Columbus Home
Strategic marketing. Expert pricing. Maximum results.
Selling your home is a big decision, and you deserve an agent who treats it that way. I combine local market knowledge with strategic marketing to make sure your home gets the attention it deserves — and you get the best possible price.
From pricing strategy and staging advice to professional photography and targeted marketing, I handle the details so you can focus on what comes next.
My Selling Approach - How I Sell Your Home
1. Initial Consultation & Game Plan We'll walk through your home together and discuss your goals, timeline, and expectations. I'll give you an honest assessment of your home's strengths and where we can make the biggest impact before listing.
2. Strategic Pricing I analyze comparable sales, current market conditions, and your home's unique features to price it right from day one. Pricing smart from the start is what drives strong offers and avoids sitting on the market. See Why Pricing Strategy Matters More Than You Think
3. Preparation & Staging I'll advise on the specific improvements that will maximize your home's appeal. Sometimes it's paint, decluttering, or rearranging a room. Small changes that can mean thousands more at closing. See Preparing Your Home to Sell
4. Professional Photography & Media First impressions happen online. I invest in high-quality photography, virtual tours, and compelling listing descriptions that make buyers want to see your home in person.
5. Marketing & Exposure Your home gets maximum visibility across major platforms, social media, email campaigns, and targeted outreach to qualified buyers and local agents. The goal is getting the right eyes on your listing fast.
6. Showings & Open Houses I manage all showings, coordinate open houses, and collect feedback from every visit. You'll always know what buyers are saying and how the market is responding.
7. Offers & Negotiation When offers come in, I break down every detail and negotiate firmly on your behalf. Price, contingencies, timelines, repairs. I make sure the terms work for you, not just the buyer.
8. Closing Day I coordinate every detail from accepted offer to closing day, staying on top of inspections, appraisals, title work, and lender timelines. You stay informed and stress-free the entire way through.
Understanding the Cost to Sell Your Home
Selling a home involves more than just receiving a check at closing. There are costs associated with the transaction that are important to understand upfront so you can plan accurately and set realistic expectations for your net proceeds.
Typical Seller Costs in Ohio
Agent Commissions: This is typically the largest transaction cost. Commission rates are negotiable and agreed upon between you and your agent before listing.
Title Insurance & Closing Fees: In Ohio, the seller customarily provides the buyer with an owner's title insurance policy. Combined with closing and escrow fees, this usually runs between $1,000 and $2,500 depending on the sale price.
Transfer Tax: Ohio charges a conveyance fee on property transfers. The state rate is $1 per $1,000 of the sale price, plus any applicable county fees. In Franklin County, the combined rate is approximately $4 per $1,000.
Prorated Property Taxes: At closing, you will be responsible for property taxes up to the date of the sale. Depending on when you close, this may be a credit to the buyer.
Mortgage Payoff: Your remaining mortgage balance, including any accrued interest, will be paid from the proceeds at closing. If you have a home equity line of credit, that will also need to be settled.
Repairs & Concessions: Depending on the inspection results and negotiation, you may agree to make repairs or offer the buyer a credit at closing.
Planning Ahead: Before we list, I will provide you with a detailed net sheet that estimates your proceeds based on the expected sale price, your mortgage balance, and all anticipated costs. No surprises.
Preparing Your Home to Sell: What Actually Moves the Needle
You do not need to renovate your entire home before listing. The goal is to present your home in its best light so buyers can see themselves living there. Here is what I recommend focusing on based on what consistently makes a difference in the Central Ohio market.
High-Impact, Low-Cost Improvements
Declutter and depersonalize: Remove excess furniture, personal photos, and anything that makes spaces feel smaller than they are. Buyers need to mentally move their belongings in, and a clean canvas makes that easier.
Deep clean everything: This sounds basic, but a professionally cleaned home photographs better, shows better, and signals to buyers that the property has been well maintained. Pay special attention to kitchens, bathrooms, windows, and flooring.
Fresh paint in neutral tones: If your walls have bold or dated colors, a fresh coat of neutral paint is one of the highest-return improvements you can make. It brightens rooms and appeals to the widest range of buyers.
Curb appeal: First impressions happen before buyers walk through the door. Clean up landscaping, power wash the driveway and walkways, and make sure the front entry is inviting. A new doormat, updated house numbers, and fresh mulch go a long way.
Lighting: Replace any burned-out bulbs, open blinds for natural light, and consider adding lamps to darker rooms. Well-lit spaces feel larger and more welcoming.
Minor repairs: Fix leaky faucets, squeaky doors, chipped paint, and anything else that might signal deferred maintenance to a buyer. These small details add up in how your home is perceived.
What I Do for You: During our initial consultation, I walk through your home and give you a prioritized list of what to address before we go live. I focus only on the items that will make a measurable difference in how your home shows and what it sells for. I will never recommend spending money on something that will not pay for itself.
Why Pricing Strategy Matters More Than You Think
The price you set on day one is the single most important decision in the entire selling process. Price it right, and you generate strong interest, competitive offers, and a faster sale. Price it too high, and the home sits, which can actually cost you money in the long run.
Buyers and their agents are watching the market closely. When a home is overpriced, it gets fewer showings, stales on the market, and often ends up selling for less than it would have if it had been priced correctly from the start. Price reductions also signal to buyers that something may be wrong.
My pricing strategy is built on three things: a detailed analysis of recent comparable sales in your area, an honest assessment of current market conditions and inventory levels, and a clear understanding of your home's specific features, upgrades, and condition relative to the competition.
Pricing is not guesswork but it can be an art
I use real data, not Zestimates or wishful thinking, to determine the right price. When the data doesn't tell the whole story, experience does. I will walk you through the comparable sales, explain how I arrived at the recommendation, and make sure you feel confident in the strategy before we go live.
Let’s Work Together
I’d love to hear about your real estate goals. Reach out anytime.