Kitsap & Pierce County Real Estate FAQs Buying, Selling, Pricing
What areas do you specialize in?
I specialize in both Kitsap and Pierce Counties. I started my career in Pierce and now primarily in Kitsap, where I was born and raised, and continue to help my clients in Pierce county.
Focus on luxury and high-end homes
Knowledgeable in waterfront and unique properties
Do you only work with luxury clients?
While I specialize in the luxury market, I believe everyone deserves a high-end experience no matter the price point. Whether it’s a first-time buyer or a million-dollar waterfront estate, I bring the same level of care, strategy, and attention to detail. My focus is on creating results and making the process smooth, not on the price tag.
NO! Helping people at all price points
Luxury focus, but approachable for everyone
Goal: give all clients a high-end experience
How long have you been in real estate?
I’ve been in real estate for over 16 years, and during that time I’ve worn just about every hat in the industry. From managing an entire office of brokers and staff to building and leading my own team, I’ve gained the kind of hands-on experience that only comes from being in the trenches day after day.
16+ years of experience
12 years as a Managing Broker
2 years leading my own team
How do you market homes?
Marketing a home is more than just a sign in the yard, it’s about creating a story that attracts the right buyers. I use professional photography, video tours, and targeted digital campaigns to showcase each property at its best. My luxury branding and online presence ensure maximum exposure, whether the home is high-end or not.
Professional photography & video tours
Strong social media & blog presence
Targeted luxury branding and storytelling
What makes your approach different?
My approach blends strategy with personality—I’m not afraid to be bold, witty, and direct when it comes to getting results. I pair strong negotiation skills with modern digital marketing, so your home doesn’t just sit on the market—it stands out and sells. Clients appreciate that I make the process both professional and enjoyable.
Strong negotiation skills
Mastery of digital marketing & video content
Blunt, witty, and fun, but always professional
What can I expect when working with you?
You can expect honesty, transparency, and a little humor to keep things from getting too stiff. I’ll guide you through the process with data-driven insights and clear communication so you always know what’s happening next. My goal is to make the experience feel less overwhelming and more empowering, while getting you the best results possible.
Clear communication, no fluff
Data-driven market analysis
A little humor, a lot of expertise, and results
Real talk for Kitsap & Pierce County buyers and sellers. These are the questions I get every week; pricing, timelines, compensation, prep, and how we win without drama. If you don’t see your question, ask me here.
FAQs - Home Sellers
-
Short take: Price is a strategy, not a feeling.
How I do it:Data first. We’ll analyze hyper-local comps (active, pending, sold), absorption rate, and price bands where buyers actually shop.
Bracket pricing. We’ll test your home against two brackets, your aspirational number and a strategic “market-magnet” number, to model likely traffic and offer strength.
Launch timing & velocity. The first 7–10 days set the tone. If we overshoot, you “chase the market.” If we dial it in, we create urgency and leverage.
Condition & presentation. Pricing assumes top-tier photos, copy, and prep. If condition trails the comp set, price must account for that or we fix the condition.
Goal: Max net, shortest days on market, cleanest terms. We aim for bidding leverage, not wishful thinking.
-
Decision rule: Fix what buyers will notice in the first 30 seconds or what could spook underwriting.
High-ROI ‘fast polish’: Paint (neutral + light), lighting upgrades, landscaping cleanup, deep clean, minor caulk/patch, hardware refresh.
Conditional repairs: Roof, HVAC, crawlspace/moisture issues, safety items (GFCIs, railings). These kill deals or invite re-negotiations, handle them up front when possible.
Nice-to-have updates: Counters, flooring swaps, tile, only if the comp set demands it and timing/budget allow.
Pre-inspection? In some markets, yes, it reduces surprises, helps set price, and arms us for negotiations.
Bottom line: Spend where it makes the photos pop and the inspector relax. We avoid “DIY remodel purgatory.”
-
It’s not required. It’s negotiable. You can choose to offer it (or not) as a marketing incentive to widen your buyer pool and smooth negotiations.
If offered: It’s clearly disclosed, and we bake it into the overall strategy just like we do staging or photography, an investment to improve market reach.
If not offered: Some buyers will still tour, but their brokerage agreement may require they cover their broker’s compensation. Fewer friction points = often better outcomes.
My job: Model both paths for you (net sheets, likely buyer behavior) so you pick the path that maximizes your net and minimizes drama.
And no, we’re not tossing anything into a loan by magic. We deal in facts, not fairy dust.
-
Week 0–2: Prep & media. Declutter, quick repairs, styling, pro photos/video, copywriting, disclosures.
Week 3: Launch. Listing goes live mid-week, brokers’ open + weekend opens. Heavy digital push.
Days 5–10: Offer window. Review interest, manage showings, adjust strategy if traffic lags, then review offers.
Under contract (30–45 days typical): Buyer inspections, appraisal, title work, lender finalization. We negotiate any hiccups and keep the train on time.
Closing week: Sign, move, utility transfers, keys.
My role: project manage every step, keep you updated, and protect your leverage like it’s Gucci.
Ready to price with precision?
FAQs - Home Buyers
-
The ultimate first step is to meet with me, at my office or your favorite coffee spot, to go over the new WA State Agency Law changes and walk through the Buyer Brokerage Agreement. After that, it’s pre-approval first. Touring without it is like test driving a Ferrari with Monopoly money.
Why it matters: Sellers prize certainty. A strong pre-approval defines your budget, sharpens the search, and makes your offer look like a sure thing.
Golden Standard: Underwriting level pre-approval vs quick pre-qual. We’ll also verify cash to close and timelines so your offer reads clean.
Bonus: Once we know your lender’s speed and your file strength, we can tighten financing timelines and craft smart appraisal strategies.
-
You’ll likely sign a buyer representation agreement that spells out services and compensation.
Options: Your agent’s compensation can be paid by you, by the seller as a marketing incentive, or through another negotiated structure, it’s all negotiable and disclosed up front.
Clarity first: We’ll review the agreement so there are no surprises. My job is to deliver value (strategy, negotiation, risk management) that more than pays for itself in your net outcome.
Translation: You’ll know exactly who pays what, when, and why, before you write an offer.
-
You’ll need:
Earnest money: Typically 1–3% of price, due shortly after mutual acceptance. It’s your “I’m serious” deposit, credited at closing, and protected by contingencies if used properly.
Closing costs: Think lender fees, title/escrow, appraisal, prepaid taxes/insurance. Roughly 2–4% of price (varies by loan and rate environment).
Inspections: A few hundred to a thousand+ depending on home size and add-ons (sewer scope, well, structural).
Move-in costs: Utilities, immediate fixes, furniture. Budget a cushion, future-you will say thank you.
We’ll estimate all of this before offers so you never feel ambushed.
-
Leverage > luck. We focus on certainty and terms:
Know the seller’s priorities: Close date? Rent-back? Minimal repairs? We tailor your offer to what actually matters to them.
Financing strength: Underwritten pre-approval, tight timelines, strong earnest money, and a clean, complete package.
Inspection strategy: Pre-inspections where appropriate, or shortened windows with clear repair thresholds, never blind waivers.
Appraisal game plan: If pricing is tight, we can structure appraisal terms that protect you while staying competitive (ranges, caps, or data-backed comps).
Back-up offer: If the first deal wobbles, you’re next in line without overpaying.
Smart, surgical, and still safe. That’s the brief.