Selling in Las Vegas
What’s your home actually worth? Not what an algorithm guesses.
A real valuation is a person who knows your street, reads today’s buyers, and tells you the truth about price, including the parts a Zestimate can’t see. That’s where a good sale starts.
Why the estimate on your screen is wrong
An algorithm never walked your street
Automated estimates average a zip code. They can't see your remodel, your view, the cul-de-sac, or the comparable sale that just collapsed in escrow. The number that matters lives in the details a model throws away.
List price is a strategy, not a guess
Priced right, a home creates competition and sells for more than its list. Priced wrong, it sits. And a stale listing gets punished with exactly the price cut you were trying to avoid. That call is worth real money.
Your net is the real number
Sale price is a headline. What lands in your account is price minus concessions, commission, repairs, and the cost of time. I show you the net first, because that's the number you actually make decisions with.
What you actually get
A valuation you can price a life around.
- 1
The comps I'd actually use
Recent, close, and adjusted for condition and upgrades, not a machine's nearest-address average. I'll show you which sales I'm leaning on and why, and which ones I'd throw out.
- 2
What today's buyers are paying in your pocket of the valley
Demand isn't uniform across Las Vegas. Summerlin, Henderson, the southwest, the central grid: each moves on its own clock. Your price reflects your micro-market, this month.
- 3
What to fix first, and what to leave alone
Some repairs return three times their cost at the sale; some return nothing. I'll tell you honestly where to spend and where to stop, so you don't over-improve on the way out the door.
- 4
A pricing strategy, not just a number
List to generate offers, not to sit. We'll talk through the entry point, the room to move, and how the first ten days decide everything.
- 5
An honest net-proceeds estimate
A clear, line-item read on what you'd walk away with at a realistic sale price, so you can plan the next move around a real figure, not a hope.
Selling to buy again?
Run both sides at once, and move only once.
Sell high, buy new, and bridge the gap with a rent-back so you go straight from one home to the next. When one person quarterbacks both transactions, the timing stops being terrifying.
Request a valuation
Tell me about the home.
I prepare this myself. Tell me about the home, then pick a time to talk, and I’ll walk you through where it stands in today’s market.
Not ready to talk yet?
Track your home’s value every month.
Enter your address and you’ll get an automatic estimate now, and then a monthly update on your value and what’s selling nearby. It’s an algorithm, so treat it as a starting point, and when you want the real number, ask me for the valuation above.
Before you list
The honest answers.
Do I need to fix everything before I sell?+
No, and trying to is how sellers lose money. A handful of repairs move the needle at resale; most don't return what they cost. Part of the valuation is a candid list of what's worth doing, what's worth skipping, and what a buyer will simply price in either way. The goal is the best net, not the prettiest listing.
How fast can I sell in this market?+
It depends on price, condition, and your neighborhood's current demand. A well-priced home in a tight pocket of the valley can be under contract in days, while an aggressive price on a slower street can sit for weeks. The valuation gives you a realistic days-on-market range for your specific home, not a citywide average.
What does it cost to sell a home in Las Vegas?+
Typical seller costs include commission, title and escrow fees, any negotiated buyer concessions, and pre-sale repairs. I build all of it into the net-proceeds estimate up front, so the number you see is the number you keep, all the way to the closing table.
Should I sell before I buy, or buy before I sell?+
It's the question that stresses everyone out, and it usually has a cleaner answer than people expect. Often we run both sides at once with a rent-back so you never move twice. I've quarterbacked concurrent sell-and-buy moves where the whole thing closed without my client ever living out of boxes.