The negotiation starts
before the first offer.

A well-priced, well-prepared home usually draws its strongest buyers in the first two weeks. Over the trailing twelve months, Nicole's listings have averaged 17 days on market. With roughly four or more months of supply across Houston, overpriced homes sit longer and often sell for less after one or two reductions.

Many Houston sellers see total costs, before any concessions, land roughly in the 6 to 9 percent range of the sale price. Agent compensation, which is negotiable, and prorated property taxes are the largest pieces, and Houston-area sellers customarily pay the owner's title policy. Nicole builds a real net sheet before you list and again for every offer.

Price from closed sales in your section from the last three to six months, adjusted for lot size, elevation, flood history and updates, then check the active listings buyers will compare you with this weekend. Price for search brackets and test the number against the likely appraisal. Nicole holds the Pricing Strategy Advisor (PSA) designation.

Usually not a major remodel. The best pre-sale dollars remove reasons to negotiate: paint, refinished floors, repairs an inspector would flag, landscaping and good documentation. Full kitchen remodels, additions and new pools rarely pay back. On many Garden Oaks streets builders are part of the buyer pool, so renovation money may never come back at all.

Compass Concierge can front the cost of select pre-sale improvements, such as paint, repairs, flooring and staging, with no upfront fees, repaid from your proceeds at closing. Program terms apply. It lets you prepare your home properly before listing without paying out of pocket, and Nicole will walk you through what qualifies for your home.