Know your
number before
you list
The sellers who end up satisfied almost never guessed their way through it. They knew what the market evidence said, what the house would cost to sell and what they would actually walk away with. This page is that process.
Your Walk-Away
Number
Your home may be worth $700,000. Here is the part most sellers miss: that number is not what you get. What you get is the sale price after the loan is paid off and the costs of selling come out. I call the result your Walk-Away Number, and I build it from your actual paperwork, not an algorithm.
- Payoff on your mortgages and any liens
- Real estate commission and brokerage fees
- Title, escrow and closing costs
- Buyer concessions and repair credits
- Prorated property taxes and HOA dues
The worksheet, modeled three ways
Conservative
Low offer, more costs
Realistic
Evidence-based price
Strong
Good offer, fewer costs
I email a one-page breakdown for each scenario: estimated price, estimated costs, estimated payoff and the deposit you would walk to the bank with. Then we can move the levers, because small changes in price, concessions or timing show up instantly in your number.
Get my Walk-Away NumberSend your address and rough mortgage picture · free, no pressure
Six moves,
in order
Selling is a sequence of decisions, and the order matters. Price before prep. Number before marketing. Strategy before offers.
See what the market says now- 01
The honest value read
A comparable analysis built appraiser-style: sold, pending and active data adjusted for condition, upgrades, view and location. You get the reasoning, not just a number.
- 02
Your Walk-Away Number
Sale price minus payoff, commission, closing costs, concessions and prorations. I model low, realistic and strong scenarios so you decide from your net, not the gross.
- 03
Prep with a return-on-investment eye
I tell you which improvements pay for themselves and which are not worth your money. Sometimes the cheapest fix is a conversation about price instead.
- 04
Marketing that shows the numbers
Professional photography, staging advice and positioning that reaches Las Vegas buyers and their agents. We market the evidence of value, not adjectives.
- 05
Offer school
Every offer is a package: price, terms, financing, contingencies and timeline. I evaluate them against your Walk-Away Number and negotiate from strength.
- 06
Inspection, appraisal, close
I manage the inspectors, the appraiser, the buyer's lender and the escrow office so you are not fending off paperwork while planning your next chapter.
Questions sellers ask
before they call
Should I sell now or wait?
It depends on your number and your timeline, not a headline. I model both paths against current supply, demand and rate conditions so 'now or later' becomes math, not anxiety.
Should I remodel before selling?
Only the improvements with a proven return in your neighborhood. I tell you which those are before you spend a dollar, and sometimes the answer is to sell as-is at the right price.
Why is my Zillow estimate different from yours?
Zillow reads records and rooftops from afar. I come inside, look at condition and upgrades, and compare your actual home against actual sales. The gap between the two is usually the part that matters.
How much does it cost to sell a home in Las Vegas?
Commission, closing costs, concessions and prorations vary by price and negotiation. Your Walk-Away Number worksheet shows every line, so there are no surprises at the closing table.
How do I decide whether to move at all?
Honestly, sometimes the smartest decision is to stay. I have told clients exactly that. My job is the evidence and the options, not the transaction.
Can I sell and buy at the same time?
Yes, with the right sequencing. Bridge financing, contingent offers and lease-back options all exist, and I have run them successfully for clients moving from one Las Vegas home to the next.
Start with the
worksheet
Most sellers reach out months before they are ready to list, and that is exactly when this conversation helps most. Send your address and roughly what you owe, and I will come back with your value range and Walk-Away Number, no strings.
Direct to Sandy
Ask for your worksheet
Sell from a number, not a hope
The listing price is a headline. Your Walk-Away Number is the real story, and we build it before you commit to anything.