How do we price my home so it doesn't sit, and so I don't leave money on the table?

Price is a strategy, not a feeling. We analyze hyper-local comps (active, pending, sold), absorption rate, and buyer price bands, then model two pricing brackets — aspirational and market-magnet — to balance traffic and leverage. We time the launch for maximum velocity and align price with presentation so you net more with fewer days on market.

What should we fix vs. leave as-is before we list?

Fix what buyers notice in the first 30 seconds or what could spook underwriting. High-ROI polish: paint, lighting, landscaping, deep clean, hardware refresh. Conditional repairs: roof, HVAC, moisture, and safety items to avoid renegotiations. Nice-to-haves like counters and flooring only if the comp set demands it. A pre-inspection can reduce surprises and support pricing.

Should I offer Buyer Broker Compensation? Is it required?

It isn't required — it's negotiable. You may offer it as a marketing incentive to widen the buyer pool and smooth negotiations, or opt not to. I'll model both scenarios (net sheets, likely buyer behavior) so you can choose the path that maximizes your net with minimal friction.

What does the timeline look like from 'let's list' to closing?

Weeks 0–2: prep and media. Week 3: launch (brokers' open, weekend opens, heavy digital). Days 5–10: offer window and strategy adjustments. Under contract: inspections, appraisal, title, lending — typically 30–45 days. I project-manage each step to protect your leverage and keep closing on schedule.

What's the real first step — tour homes or get pre-approved?

We meet to review Washington Agency Law and the Buyer Brokerage Agreement, then get pre-approved before touring. Sellers value certainty — an underwritten pre-approval clarifies your budget, sharpens the search, and makes your offer look like a sure thing. Knowing lender speed also lets us tighten timelines and craft appraisal strategies.

How do Buyer Brokerage Agreements and compensation work?

You'll sign a buyer representation agreement that outlines services and compensation. Options include payment by the buyer, by the seller as a marketing incentive, or another negotiated structure — always disclosed up front. My job is to deliver strategy and negotiation value that more than pays for itself in your net outcome.

What money do I need beyond the down payment?

Plan for earnest money (typically 1–3% of price, credited at closing), closing costs (roughly 2–4% depending on loan and rate), inspections (varies by size and scope), and move-in costs (utilities, immediate fixes, furnishings). We estimate these before offers so you're never surprised.

How do we win in a competitive situation without doing something reckless?

We win with leverage and certainty, not risk. We tailor terms to the seller's priorities, pair underwritten pre-approval with tight timelines and strong earnest money, use inspection and appraisal strategies that protect you, and keep a clean, complete offer. A smart backup offer can also position you to win without overpaying.

Listing Services

Your Home Deserves More Than a Sign in the Yard

When you list with me, you get a full marketing system built to create demand before your home ever hits the MLS. Here is exactly what that looks like.

Talk About Your Home What Is My Home Worth?

What You Are Getting

A Full Marketing System. Not a Hope and a Lockbox.

Most agents list your home and wait. I build demand before the sign goes in the ground. Every listing I take gets the same commitment: professional photography, HD video, social media campaigns, and a presentation strategy designed to make buyers feel something before they ever walk through the door.

Seventeen years in Gig Harbor means I know exactly how to position your home in this market. Below is what that looks like in practice.

17 Years in Gig Harbor

99.6% Avg List Price Received

11 Avg Days on Market

6 Marketing Tools Per Listing

Professional real estate photography of a Gig Harbor home

Every Single Listing

Professional Photography

My photographer is not your run-of-the-mill point-and-shoot guy. He is an architectural photographer who studies lines, light, symmetry, and structure like a sacred art form. I have trusted him with my listings for nine years, and he consistently delivers magazine-worthy images that make buyers stop scrolling and actually feel something. In a market where first impressions live and die online, this is the edge you want.

Social Media Marketing

I do not just post your home and cross my fingers. I run a full digital spotlight campaign. Years spent mastering platforms, algorithms, and the kind of storytelling that makes people pause mid-scroll means your home gets strategically showcased with targeted reach, engaging content, and polished presentation that makes buyers think: I want to live there. From reels that actually get watched to video tours with real traction, this is curated, high-impact marketing designed to get results.

Read the Marketing Strategy

Modern and Targeted

Virtual Open House

Instead of a handful of strangers wandering through your home on a Sunday, I showcase your property to hundreds, sometimes thousands, of potential buyers online. Cleaner, smarter, safer, and dramatically more targeted. You still get real-time engagement and serious buyers leaning in, without the foot traffic, disruption, or security concerns. Prefer a traditional open house? I can coordinate that too. But virtual is the modern, efficient, safety-first approach that gets results.

Watch a Virtual Open House

No Exceptions. No Shortcuts.

HD Video Tours

Every listing I take gets an HD video tour, full stop. What changes is how I style and market that video based on the package you choose and the price point of your home. Sometimes it is a cinematic walk-through. Sometimes it is a lifestyle-focused spotlight piece. Sometimes it is a high-energy social media cut designed to pull buyers in fast. But no matter what, you are getting a polished, professional video that shows off your home in a way photos alone cannot touch. Buyers do not just see your home, they experience it.

Read About Video Tours

Strategic, Not Decorative

Virtual Staging

I use virtual staging exactly when your home needs it, never just for the sake of it. If your home is vacant, virtual staging helps buyers visualize how the space actually lives. If there is a room worth highlighting in a special way, an office, a media room, a dreamy primary suite, it lets us showcase its full potential without moving a single piece of furniture. Clean, cost-effective, incredibly realistic, and one of the most powerful tools for helping buyers emotionally connect before they ever step foot inside.

Ask About Virtual Staging

Clarity Builds Confidence

Digital Floor Plans and Cortex AI

Digital floor plans and the Cortex AI platform create immersive 3D walkthroughs that give buyers clarity and confidence photos alone cannot provide. They can explore your home room by room, understand how spaces flow, and get a true sense of the layout, all from their phone or laptop. It is like giving them a private tour on demand, 24/7. I bring this in when it truly elevates the listing, especially for homes with unique layouts, generous square footage, or standout features worth showcasing from every angle.

Ask About Floor Plans

Ready to Start?

Ready to See What Your Home's Marketing Plan Looks Like?

Every Gig Harbor home is different. Let's talk about which combination of these tools makes the most sense for your property, your timeline, and your right-sizing goals.

Talk About Your Home (253) 426-8785 · stacia@staciasellshomes.com