What areas do you specialize in?

I specialize in Kitsap & Pierce County, WA with a focus on luxury and high-end homes. I’m highly knowledgeable in waterfront and unique properties across Bainbridge Island, Poulsbo, Silverdale, Bremerton, Port Orchard, Gig Harbor, and North Tacoma.

How long have you been in real estate?

16+ years in real estate, including 12 years as a Managing Broker and 2 years leading my own team.

What makes your approach different?

Relentless negotiation skills, mastery of digital marketing and video, and a blunt, witty, fun voice—always professional and focused on results.

Do you only work with luxury clients?

No. I help clients at all price points. My focus is luxury, but I’m approachable for everyone. The goal is to give every client a high-end experience.

How do you market homes?

Professional photography and cinematic video tours, a strong social media and blog presence, and targeted luxury branding and storytelling tailored to your property.

What can I expect when working with you?

Clear communication with no fluff, data-driven market analysis, and a little humor backed by a lot of expertise—delivering a smooth process and real results.

How do we price my home so it doesn't sit, so I don't leave money on the table?

Price is a strategy, not a feeling. We analyze hyper-local comps (active, pending, sold), absorption rate, and buyer price bands, then model two pricing brackets (aspirational and market-magnet) to balance traffic and leverage. We time the launch for maximum velocity and align price with presentation so you net more with fewer days on market.

What should we fix vs leave “as-is” before we list?

Fix what buyers notice in the first 30 seconds or what could spook underwriting. High-ROI polish: paint, lighting, landscaping, deep clean, hardware refresh. Conditional repairs: roof/HVAC/moisture/safety items to avoid renegotiations. Nice-to-haves (counters/flooring) only if the comp set demands it. Pre-inspection can reduce surprises and support pricing.

Should I offer Buyer Broker Compensation? Is it required?

It isn’t required—it’s negotiable. You may offer it as a marketing incentive to widen the buyer pool and smooth negotiations, or opt not to. I’ll model both scenarios (net sheets, likely buyer behavior) so you can choose the path that maximizes your net with minimal friction.

What does the timeline look like from “let’s list” to closing?

Weeks 0–2: prep & media. Week 3: launch (brokers’ open + weekend opens + heavy digital). Days 5–10: offer window and strategy adjustments. Under contract: inspections, appraisal, title, lending (30–45 days typical). I project-manage each step to protect your leverage and keep closing on schedule.

What’s the real first step—tour homes or get pre-approved?

Meet to review WA Agency Law and the Buyer Brokerage Agreement, then get pre-approved before touring. Sellers value certainty; an underwritten pre-approval clarifies budget, sharpens the search, and makes your offer look like a sure thing. Knowing lender speed lets us tighten timelines and craft appraisal strategies.

How do Buyer Brokerage Agreements & compensation work?

You’ll likely sign a buyer representation agreement that outlines services and compensation. Options include payment by the buyer, by the seller as a marketing incentive, or another negotiated structure—always disclosed up front. My job is to deliver strategy and negotiation value that more than pays for itself in your net outcome.

What money do I need beyond the down payment?

Plan for earnest money (typically 1–3% of price, credited at closing), closing costs (roughly 2–4% depending on loan and rate), inspections (varies by size/scope), and move-in costs (utilities, immediate fixes, furnishings). We estimate these before offers so you’re never surprised.

How do we win in a competitive situation without doing something reckless?

We win with leverage and certainty, not risk. We tailor terms to the seller’s priorities, pair underwritten pre-approval with tight timelines and strong earnest money, use inspection and appraisal strategies that protect you, and keep a clean, complete offer. A smart backup offer can also position you to win without overpaying.

10 Questions to Ask a Listing Broker Before Signing Listing Agreement

10 Questions to Ask a Listing Broker

Before signing the Listing Agreement

Hiring the right listing broker is the single most important decision you’ll make when selling your home. The wrong one can cost you time, money, and opportunities. The right one? They’ll market your home strategically, negotiate like a pro, and get you to closing with your sanity intact. Before you sign that listing agreement, grab a cup of coffee and ask these 10 questions that separate the pros from the pretenders.

1. What’s your pricing strategy and how do you determine list price?

This one’s first for a reason. Pricing isn’t about ego or what your neighbor’s house sold for. It’s about data, demand, and positioning your home to attract the right buyers.

👉 Ask how they calculate value: Do they use a Comparative Market Analysis (CMA)? Do they factor in market shifts, condition, upgrades, or competing inventory?

If their answer sounds like, “We’ll just see what happens,”, that’s not strategy. That’s guesswork

2. How will you market my home, specifically?

A good broker doesn’t just post your home on the MLS and pray.
👉 Ask where your listing will appear (MLS, Zillow, Realtor.com, YouTube, social media, luxury sites, etc.).
👉 Ask how they’ll use video, professional photography, drone footage, or staging to stand out.
👉 Ask if they target local buyers and out-of-area ones too.

Marketing isn’t about volume, it’s about visibility. You want your home where serious buyers are actually looking.

3. What’s your communication style and frequency?

A good broker doesn’t just post your home on the MLS and pray.
👉 Ask where your listing will appear (MLS, Zillow, Realtor.com, YouTube, social media, luxury sites, etc.).
👉 Ask how they’ll use video, professional photography, drone footage, or staging to stand out.
👉 Ask if they target local buyers and out-of-area ones too.

Marketing isn’t about volume, it’s about visibility. You want your home where serious buyers are actually looking.

4. What’s your negotiation approach?

Listing a home isn’t just about marketing, it’s about defending your price and protecting your interests. 👉 Ask how they handle low offers, inspection negotiations, and buyer credits.

👉 Ask for examples of how they’ve negotiated successfully in past sales.

You don’t want a “yes” person. You want a broker who can stand firm and still keep the deal moving.

5. What do you include in your listing service and what costs extra?

Transparency matters.

👉 Do they include professional photos, video tours, staging consults, or 3D walkthroughs?

👉 Are there any administrative or marketing fees?

A great broker will clearly explain what’s included in their service and why it adds value.

6. How do you handle buyer broker compensation discussions?

This one’s critical in 2025. With Washington State’s updated agency laws, sellers are no longer required to offer compensation to the buyer’s broker, but it’s still a strategic decision.

👉 Ask how they’ll guide you in deciding whether to offer it, and how that impacts your buyer pool, showings, and offers.

If they dodge this conversation, that’s a red flag. You need a broker who understands the law and the strategy behind it.

7. How do you screen potential buyers and offers?

A good broker protects your time and security.

👉 Ask how they verify pre-approvals, financial qualifications, and buyer motivation.

👉 Ask how they’ll handle multiple-offer situations and vetting for strength of financing.

A great offer isn’t always the highest, it’s the one most likely to close smoothly.

8. How long is your average time on market and what’s your list-to-sale price ratio?

Numbers talk.

👉 Ask for their stats compared to the Kitsap County average.

👉 A strong broker will know their numbers and explain them confidently.

If they can’t show you data, they’re not tracking it… and that’s not the kind of precision you want representing your biggest asset

9. What happens if my home doesn’t sell within the listing period?

This tells you how proactive (or reactive) they are.

👉 Ask what adjustments they make if your home isn’t getting traction, pricing, marketing, photos, staging, timing.

👉 Ask if there are cancellation policies in the listing agreement.

You want a broker who’s solution-oriented, not finger-pointing.

10. Why should I hire you instead of another broker?

This is your mic-drop question.
👉 See if they focus on results, expertise, and strategy, or if they make it about discounts and gimmicks.
👉 Look for confidence, not arrogance.

You’ll learn everything you need to know from how they answer this one.

💡 Bonus Tip:

Ask for a copy of their listing presentation and see how customized it is to your home and neighborhood. If it looks like a template they send everyone, that’s how they’ll market your property too.

Selling your home is a partnership, not a transaction. The right listing broker will guide, educate, and advocate for you from day one. The wrong one will just list your home and hope for the best.

And if you’re ready to interview brokers and want to see how a data-driven, marketing-focused, negotiation-obsessed pro does it, I’d love to be in the running.

Let’s talk strategy, not sales pitches.