What does your 1% listing program actually mean?
It means the listing-side commission is 1% of the sale price instead of the traditional higher listing-side fee you will see quoted elsewhere. On a $800,000 sale, that is $8,000 on the listing side — you keep the difference compared to a higher listing-side fee.
Two things stay true, and I will always say them plainly: commissions are always negotiable, and this program follows broker-approved terms agreed in writing before we list. Buyer-agent compensation is separate — it is set by you, the seller, and we will talk through what makes sense for your home and your market before anything is signed.
Are commissions negotiable?
Yes — always. Commissions are negotiable by law and in practice. There is no standard, fixed rate that anyone is required to charge or pay.
Everything we agree to — the listing-side fee, any buyer-agent compensation you choose to offer, and the services included — is put in writing before your home is listed. No surprises, no fine print sprung on you at closing. If a number does not work for you, say so and we will talk about it like adults.
How long does it take to sell a home in California right now?
Honestly: it depends on the city, the price, and how the home is prepared and priced on day one. There is no single California timeline I can quote you that would be true for every home.
Plan on two phases. First, prep time — repairs, presentation, and pricing work before launch, which can take days or a few weeks depending on the home. Second, market time — in many areas a well-prepared, well-priced home goes pending in a few weeks, while an overpriced or unprepared home can sit much longer. Once you accept an offer, escrow typically adds roughly a month to closing.
I work from city-level data, not statewide headlines. Tell me your city and I will show you the current days-on-market and sale-to-list numbers for homes like yours, so your timeline is based on your market — not a guess.
What should I do before listing?
This is where sales are won or lost. Before your home goes live, we work through a pre-listing make-ready plan together:
- Repairs first: fix the visible items buyers and inspectors will find anyway — they cost less to handle now than to negotiate later.
- Presentation: declutter, clean, and present the home so buyers can see the space, not the stuff. First impressions happen online, in photos.
- Pricing strategy: price from real comparable sales in your neighborhood, set to attract the strongest offers — not to sit and chase the market down.
- Coming-soon demand building: where it fits, we build interest while the home is being prepped, so you launch to a waiting audience instead of a cold market.
You do not have to figure out the list alone. I walk the home with you and we prioritize what is actually worth doing — and what is not.
Do you work with investors and multifamily?
Yes — it is a strength of my practice, not a side line. I work with investors on multifamily and residential income property across California, from single rental homes to multi-unit buildings.
That includes cash-flow analysis on real numbers — rents, expenses, and returns, not projections built to sell you something — and off-market sourcing: finding opportunities that never reach the public portals. If a deal does not pencil out, I will tell you to pass. I would rather lose a deal than put an investor into a bad one.
Which areas do you serve?
I am based in Livermore and I serve all of California. My license is statewide, and my work regularly covers the Bay Area, the Central Valley, and beyond.
Real estate is local, so wherever your home or your purchase is, I work from that city’s data and street-level conditions — not from a one-size-fits-all playbook. If you are anywhere in California, call me and we will talk about your specific market.
What does the selling process look like, step by step?
Here is the path, in order:
- Consultation: we talk through your goals, your timeline, and your home’s position in its market — with data in front of us.
- Prep: the pre-listing make-ready work — repairs and presentation — prioritized together.
- Pricing: we set a pricing strategy from comparable sales, agreed in writing along with all commission terms.
- Launch: your home goes live, with demand already built where possible, and full exposure to buyers.
- Offers & negotiation: I present every offer, explain the real differences between them — price, terms, strength of the buyer — and negotiate on your instructions.
- Escrow: inspections, appraisal, disclosures, and contingencies, managed day by day so nothing slips.
- Close: final signing, recording, and keys change hands. You get a clear accounting of every dollar.
You get me personally at every step — on the phone, at the property, and at the closing table.
Do you also help buyers and new construction?
Yes, on both. I represent buyers across California — first homes, move-ups, and investment purchases — with the same approach: data first, pressure never.
For new construction, I track builder communities and current builder offers across California. One important money note: in most cases the builder pays my fee, so having your own representation at the builder’s sales office costs you nothing extra — but you do need to be registered correctly on your first visit, so talk to me before you walk into a model home.
You can see what builders are currently offering on the Builder Offers page.