Free Seller's Guide
More than 11 years helping Fox Valley families buy and sell. Selling your home is personal. It's where your life happened, and it deserves a plan that gets it sold for the right price without the stress. I've put everything I do for my sellers into one free guide.
Updated September 2026
Free Price Range
I'll review recent nearby sales and send you a realistic price range within 48 hours. This is a price opinion, not an appraisal.
Free Guide
The Process
Walk-through and pricing review based on recent sales near you.
Prep plan: what to fix, what to skip.
Professional photos, including aerial when it fits.
Marketing across the MLS, Zillow, Realtor.com, social media and open houses.
Offers and negotiation, reviewed together.
Inspections, appraisal and closing, handled start to finish.
Selling a home is a lot of small decisions stacked on top of each other. Price, prep, timing, photos, offers, inspections. I walk you through every one of them so nothing catches you off guard, and I tell you straight what I see, even when it's not what you were hoping to hear. That's how you end up with a clean sale at the right number.
Preparation. We talk through your goals, your timeline and where you're headed next, and I walk your home with you.
Pricing. I build a Comparative Market Analysis from recent Fox Valley sales and the homes you'd be competing with, and we set a price strategy together.
Getting ready and going live. Declutter, clean and stage, then professional photos and a full marketing launch on the MLS and across the major home search sites.
Offers and negotiation. I review every offer with you line by line. Price matters, and so do contingencies, closing dates and financing.
Under contract. The buyer's inspection and appraisal happen here. I handle repair negotiations and keep every deadline on track.
Closing. We review the closing statement, sign, and hand over the keys.
Price it too high and buyers skip it. Too low and you leave money on the table. Three things drive the number. What similar homes near you actually sold for. What you're up against on the market right now. And your timeline, because a seller who needs to move in 30 days prices differently than one who can wait. You'll see every comparable I use, so you understand the price before we list.
Buyers decide a lot in the first few seconds of photos. Small things carry the most weight. Declutter and pack up personal items. Deep clean, windows included. Fresh paint on the trim and front door. Trimmed yard, mulched beds, working light bulbs everywhere. I'll walk your home room by room with you and tell you what's worth doing and what isn't worth the money.
Your home goes on the MLS, which feeds Zillow, Realtor.com and the other major search sites. Then professional photography, social media promotion, open houses, and flyers and postcards around your neighborhood. I also share new listings with the agents I work with across the Fox Valley, because a lot of buyers come through other agents.
Wisconsin requires most home sellers to complete a Real Estate Condition Report, which discloses defects you know about. Sellers pay the state real estate transfer fee, which is $3 for every $1,000 of the sale price. Under the standard Wisconsin offer form, sellers usually provide the buyer's title insurance. I'll show you a net sheet before you list so you know what you'll walk away with.
Questions
Your likely price range depends on recent nearby sales, current competition, condition, updates, location and buyer demand. I start with comparable homes to give you a useful range. A quick walk-through is then needed to account for your home's features and pin down the right list price.
Within 48 hours. Jody looks at recent sales near you and sends a price range. A quick walk-through then pins down the right list price.
No. It's a price opinion based on recent nearby sales. An appraisal is a separate report, usually ordered by the buyer's lender after an offer is accepted.
The timeline depends on the local market, price, condition, location and season. Preparation and marketing happen before the listing goes live. After you accept a financed offer, closing often takes about 30 to 45 days. I use current comparable sales and competition to give you a realistic plan for your home.
Spring and early summer often bring more buyers, but they can also bring more competing listings. Motivated buyers shop throughout the year, and the best time also depends on your move, finances and the supply of similar homes nearby. I compare current local demand with your timeline instead of relying on a single calendar rule.
Start with a deep clean, decluttering, simple repairs, working lights and strong curb appeal. Neutral touch-up paint and well-kept entry areas can help buyers focus on the home. Large remodels right before listing do not always return their cost. I walk through the property with you and separate worthwhile work from projects you can skip.
Common seller costs include the state transfer fee of $3 per $1,000 of the sale price, the buyer's title insurance under the standard offer form, paying off your mortgage, prorated property taxes, and real estate commission. I'll give you a net sheet so you know your bottom line before you list.
Yes. Commissions are not set by law and are always negotiable. I'll walk you through exactly what my fee covers at our first meeting.
It is a state disclosure form where most Wisconsin sellers report defects they know about. It is not a warranty or a substitute for an inspection. Wisconsin law generally requires the completed report to be provided to the buyer no later than 10 days after accepting a contract, subject to exemptions. I help you understand the process, and an attorney can answer legal questions about your specific situation.
You can market a home in its current condition, but selling as is does not remove disclosure duties or stop a buyer from requesting an inspection. The offer determines each party's rights and obligations. We can compare the likely price, preparation cost and buyer pool before you choose an as-is strategy.
A pre-listing inspection can identify concerns before buyers do, which may give you time to repair, disclose or price for them. It is not the right choice for every property because it adds an upfront cost and can reveal items that require disclosure. I help you weigh that decision based on the home's age, condition and your timeline.
The highest price is not always the strongest offer. Compare the buyer's financing, down payment, earnest money, inspection and appraisal terms, requested credits, closing date and other contingencies. I review the likely net proceeds and risk in each offer so you can make an informed decision.
The plan depends on your finances, local demand and tolerance for carrying two homes or moving twice. Options may include selling first, making a purchase contingent on your sale, negotiating timing after closing or discussing bridge financing with a lender. I coordinate the dates and contract terms so the two transactions work together as closely as possible.
Many owners who sell a primary residence may qualify to exclude part of the gain from federal income tax if they meet ownership and use tests. Investment properties, large gains and prior exclusions can change the result. I can provide transaction records, but a qualified tax professional should advise you about your specific sale.
A six-step roadmap from listing to closing, a room-by-room prep checklist, how pricing works, and how your home gets marketed. It's free and takes a minute to request on this page.
Start with the part of the move you're working through now.
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I'll ask a few focused questions, then I'll give you a clear next step.
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