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. Within a day, you’ll have an honest read on where your home stands in today’s market.
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.