The method
Selling a Las Vegas home starts before the sign goes up
We price against today's competition, clean and inspect before the cameras, then run Facebook and Instagram ads that go find Las Vegas buyers. Here's the plan.
The short version
Most homes in Las Vegas get listed, posted to the MLS, and then everyone waits. We don't work that way. My team and I have been selling homes here since 2007, more than 500 of them, and the sales that go well have one thing in common. The work happened before the sign went up.
Our method has four parts. Equity is where we price your home against the homes buyers are really comparing it to. Presentation is getting the house clean, repaired, inspected and filmed, so it shows at its best on day one. Impact is where we go find buyers with targeted ads on Facebook and Instagram, instead of waiting for them to find you. Campaign is how we run the sale once it's live: an update every week, and every offer laid out side by side so you choose with the full picture.
None of this is complicated. It's a list of things that are easy to skip. Here's each one, in the order we do it.
Equity: we price against your competition, not only last year's sales
A comparative market analysis, or CMA, is the report agents use to suggest a list price. Most look backward, at homes that already sold. Ours looks in three directions.
- Recent sales near you. These tell us what buyers really paid.
- Homes under contract. These show where prices are heading before those sales close.
- Homes for sale right now. This is the one that matters most, because these are your competition. A buyer touring your home this weekend is touring them too, and they'll compare price, condition and photos side by side.
Looking at all three also helps us anticipate what an appraisal is likely to support. If your buyer is using a loan, the lender orders an appraisal. A price the appraisal can't back up usually comes back to the negotiating table, and we'd rather see that coming before we list.
A proper CMA takes me at least 15 to 30 minutes. Then I come back to it the next day, because the Las Vegas market moves daily. A new listing down the street or a price cut around the corner can change the right number overnight.
If you're selling to move somewhere smaller, this is also where we look at your equity as a whole. The first question we ask every downsizer: could the equity in your current home pay off the next one? Your low rate matters, but it isn't the whole story. Your equity is. We explain more on our downsizing page.
Want a number for your own home? Start with what your home is worth.
Selling a Las Vegas home starts before the sign goes up
Presentation: clean, clean, clean, then the cameras
Before a photographer walks in, we get the house ready. Three things matter most: declutter, repair and clean. If I had to pick one, it's clean. Clean, clean, clean. It costs the least of anything you'll do to sell, and buyers notice it in the first ten seconds.
Decluttering lets buyers see the rooms instead of your belongings. Repairs take away the small things that make a buyer wonder what else was skipped: the dripping faucet, the cracked outlet cover, the door that sticks.
We also recommend a pre-listing inspection that you pay for in advance. It sounds backward, paying for an inspection before any buyer asks for one. Here's why it works. You learn what an inspector will find while you still have time to fix it or price it in. Fewer surprises during the buyer's due diligence period means fewer renegotiations after you've already started packing.
Then the cameras. Every listing gets professional photos and video. Buyers scroll right past dark phone pictures. Good photos earn the click, and video earns the showing.
We film the neighborhood too, not only the house. Our community videos show what living there is like: the parks, the shopping, the drive, the views. Someone looking at a home in Mountain's Edge or Rhodes Ranch isn't only buying square footage. They're buying what their weekends will look like, and showing that is part of selling the home.
Impact: we go find buyers instead of waiting for them
Putting a home on the MLS makes it available. It doesn't make anyone look at it. Plenty of listings sit there waiting for the right buyer to stumble across them. We don't leave that to chance.
Every home we list gets paid, targeted ads on Facebook and Instagram. We aim them at buyers in Las Vegas who have been visiting Realtor.com, Zillow and Trulia. Those are people shopping for a home right now, even if they haven't found yours yet.
The ads carry the photos and video from the presentation step, so the first thing a buyer sees is the house at its best. Our community videos go out as well, because a buyer who likes the neighborhood is already halfway to liking the house.
What does that mean for you as the seller? More of the right people see your home in the first days it's live, and those are the days a listing gets the most attention. When that attention lands on people who are already shopping, you give your home its best chance at showings and offers early, before it starts to look like it's been sitting.
This is the part of our process that sets it apart. Listing and hoping is the default. We'd rather go find the buyer.
Thinking about selling? See how we handle selling your home in Las Vegas, or start with the area you live in, like Southwest Las Vegas.
Campaign: weekly updates, and every offer side by side
Once your home is live, you should never have to wonder what's happening. We call or text you every week with an update.
When offers come in, most sellers look at one number: the price. Price matters, but it's one line out of many. So we put every offer into a side-by-side spreadsheet, with the same fields for each one:
- Buyer names, price and earnest money
- Loan type or cash
- Close date, appraisal due date and loan contingency due date
- Who pays for buyer inspections, HOA fees, and escrow and title fees
- Buyer's closing costs and home warranty
- Buyer's agent compensation
- Preliminary title report
Seeing offers lined up changes decisions. A slightly lower offer with cash, a shorter close and fewer requests can leave you with more, and less risk, than the highest price on paper. The spreadsheet makes that visible. Every term on it, including what the buyer's agent is paid, is negotiated offer by offer, and the choice is yours.
Then we negotiate, and we stay on it through closing. Nevada doesn't require an attorney for a residential sale. Escrow and title verify and clear liens and pay off your loan, and we keep every date on schedule so the ending is quiet.
If you're downsizing, the timing can feel like the scary part: selling one home while buying the next. It can be done in order. One of our clients sold a larger two-story home first, stayed in a weekly rental for about a month, and then closed on a smaller one-story home. If you're buying too, here's how we help you buy.
Ready to talk about your home? Tell us about it and we'll start with your number.
This page describes our general process. It isn't legal, tax or lending advice.
Frequently Asked Questions
How do you decide on a list price in Las Vegas?
We run a CMA that looks at recent sales, homes under contract, and the homes for sale right now, because those are your competition. Then we check it again the next day, since the market moves daily.
Should I get an inspection before I list my home?
We recommend it. A pre-listing inspection you pay for in advance shows you what a buyer's inspector will find while you still have time to fix it or price it in.
Do I have to buy my next home before I sell this one?
No. One of our clients sold first, stayed in a weekly rental for about a month, and then closed on a smaller one-story home. We plan the order around your situation.
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