Seller's Guide

• Micro-market analysis: recent comps, supply levels (months of inventory), absorption rate, and buyer demand by price band.

• Positioning: list-price recommendations with “go-to-market” tiers, including price-improvement triggers if market feedback demands it. • Timing: align launch with buyer activity cycles, school calendars, and competing inventory.

Small upgrades, big impact. We prioritize high ROI items so you don’t overspend.

• Pre-list walkthrough: punch list for paint, landscaping refresh, lighting swaps, hardware, caulk/grout, minor carpentry. • Staging plan: full or partial staging, plus “edit and elevate” using your own furnishings. • Pre-inspection (optional): surface surprises early, price with confidence, and reduce renegotiation risk. • Vendor coordination: cleaners, haulers, handyman, painters, flooring, photographers. We handle scheduling.

Buyers don’t just browse; they shortlist. We make sure you’re on it.

• Editorial-grade visuals: pro photography, drone, twilight, floor plans, and 3D/virtual tour. • Property website & brochure: clean, mobile-first design with shareable assets. • Targeted distribution: MLS syndication plus direct exposure to top buyer agents, relocation partners, and our private network. • Digital campaigns: geo-targeted ads, email features, and social placements with retargeting. • Private previewing: pre-market agent tours and “first look” calls to qualified buyers.

We maximize access while protecting your time and privacy.

• Smart scheduling: blocks for showings, notice windows, and pet/work accommodations. • Real-time feedback loop: same-day summaries, pattern analysis, and action steps. • Security & compliance: Supra lockboxes, verified agents, and documented entry logs.

We structure offers using TREC contracts to protect your position and move smoothly to closing.

• Key levers: price, earnest money, option fee and length, appraisal terms, financing strength, possession timing, and repair/credit structure. • Multiple-offer protocol: fair process that extracts best terms without burning buyers. • Risk screening: proof of funds, lender quality, contingency exposure, HOA and title red flags.

Tinsley runs the timeline so nothing slips.

• Option period: inspections and negotiations happen fast; we manage access, specialists, and documentation. • Title & HOA: resolve liens, verify legal descriptions, order HOA resale certificates and documents. • Appraisal & lender: prep the appraiser with comps and upgrades; track underwriting milestones. • Repairs vs. credits: choose the route that protects your net and your calendar. • Closing logistics: payoff statements, settlement statement review, utility cut-over, and keys.

• List-to-sale pricing: right strategy reduces days on market and prevents discounting. • Condition and presentation: staging and minor updates beat price cuts. • Concessions: closing cost credits and repairs affect bottom line more than list price does. • Holding costs: HOA dues, taxes, utilities, and insurance while listed. • Capital gains considerations: consult your CPA for exemptions and timing.

• Seller’s Disclosure Notice • T-47 Affidavit & Survey (provide existing or order new) • HOA/Condo Resale Package • Lead-Based Paint Addendum for homes built before 1978 • MUD/PUD notices if applicable • Fixtures & exclusions spelled out to avoid surprises

• Final clean and condition: leave-behind standards set in contract. • Utilities and services: schedule shutoff/transfer with buffer days. • Keys, fobs, remotes, codes: documented transfer at closing. • Forwarding & warranties: appliance manuals, service records, smart-home logins reset.

Listing is advertised Nationally to 7500+ contacts, and internationally an additional 3200+ contacts. All out of town potential buyers are picked up from the airport by our chauffeur service and escorted to the listing, hotel, meetings, restaurants, etc...

All buyers get the ultimate luxury experience to make touring your home a pleasure.