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SOLD BY MARVINREAL ESTATE. REAL IMPACT.
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Sellers

Sell
smarter.

Your listing gets one launch. The first fourteen days generate more attention than the next ninety combined. Everything I do before we go live is designed to make sure that window is not wasted.

What's My Home Worth Book a Seller Consultation

Home valuation

What's my
home worth?

Tell me about the property and I will run a real comparative market analysis — actual comparable sales, current competing inventory, and what your specific submarket is doing right now.

Not an automated estimate. Those are built on public records and averages, and they do not know that your kitchen was redone in 2023 or that the house behind you backs to a road.

A comparative market analysis is a professional opinion of value prepared by a licensed agent. It is not an appraisal and it is not a guarantee of sale price.

This preview does not transmit data. On launch this form posts to Marvin's CRM and triggers the valuation workflow.

The listing plan

Nine steps. In order.
Every time.

Pricing strategy

Comparable sales, active competition, absorption rate and the pricing bands buyers actually search in. Price is positioning — a home priced $5,000 above a search break is invisible to a whole segment of the market.

Preparation walkthrough

Room by room, with a written list separated into what pays for itself, what is optional, and what is not worth doing. Most sellers over-invest in the wrong rooms.

Staging guidance

Sometimes full staging, more often editing what is already there. The goal is not to make the house look like a catalogue. It is to make the space read clearly in a photograph and in person.

Professional media

Photography, video, floor plan, and drone where the property or the lot warrants it. This is the first showing for ninety-something percent of buyers and it is not the place to economise.

Pre-launch positioning

The listing goes into the market with everything finished — copy, media, disclosures, showing instructions. No live edits in week one.

Coordinated launch

Timed release across MLS, syndication, social and my database, designed to concentrate showings and generate offer competition rather than spread it thin.

Open houses that work

Broker preview where it makes sense, public open where the traffic justifies it. Every visitor gets followed up, not just the ones who left an email.

Offer evaluation

Highest price is not always the best offer. Financing type, appraisal exposure, contingency structure, closing timeline, and the strength of the other agent all matter to whether the deal closes.

Negotiation and closing

Inspection response, appraisal management, and a timeline I chase daily. The objective is to get to the closing table on the terms we agreed, without erosion.

Net proceeds

Sale price is the headline.
Net is the number that
buys your next house.

Run your net at three price points before you list — ambitious, realistic, and walk-away. Then you are negotiating from arithmetic instead of emotion.

Open the Net Proceeds Calculator
Days on market varies enormously by submarket and price band. A well-prepared, correctly priced home in a fast Gwinnett or in-town submarket often goes under contract inside two weeks. Luxury and unusual properties take longer by nature — the buyer pool is smaller.
Almost never a full renovation. Targeted work — paint, flooring where it is failing, lighting, landscaping, and anything that reads as deferred maintenance — returns well. Kitchens and baths rarely return their cost right before a sale, because buyers discount someone else's taste.
We plan for it. Appraisal risk is highest when a home sells well above recent comparable sales, which happens in fast-moving submarkets. There are contract mechanisms to manage it, and I prepare a comp package for the appraiser on every listing.
Commissions are negotiable and are agreed in writing between you and the brokerage before your home goes on the market. There is no standard or required rate. I will explain exactly what is being paid, to whom, and what it covers.
Yes, and most people do. The mechanics matter — sale contingencies, bridge financing, rent-back agreements, and closing date sequencing. This is a planning conversation that should happen months before either transaction, not during.

Let's talk

Your next move
starts with a
conversation.

No pressure, no script, no thirty-minute pitch. Tell me what you are trying to do and by when — I will tell you honestly whether the market supports it and what it would take.

Work With Marvin Call 404.624.6127