Residential listing brokerage
Listing and marketing
Architectural photography, a written pricing argument you can disagree with, and a marketing plan we hand you before you sign anything.
A designed house does not sell itself and it does not sell like the house next door. Automated valuations price square footage and bedroom count; they cannot see a Wolff clerestory or a board-formed wall. Our listing work starts from a written argument about what makes this specific building worth more than its comparables, and everything after that — the photography, the copy, the price — serves that argument.
Process
How it runs
- 01
Comparative market analysis
Eleven pages, typically. Every comparable we considered, including the ones that argue against our own recommendation. You will see the range and the reasoning, not just a number.
- 02
Preparation
What to fix, what to leave, and what will not return its cost. Usually paint, landscaping and a pre-listing inspection; almost never a kitchen. We will tell you when the answer is "nothing".
- 03
Photography and copy
A photographer who shoots architecture, working at the hour the building was designed for. Floor plans drawn to scale. Copy that describes the house rather than shouting adjectives at it.
- 04
The marketing plan
Written, dated, and handed to you before you sign the listing agreement, so you can hold us to it. MLS and IDX syndication, our own list, broker preview, print where it earns its place.
- 05
On market
Showing feedback collected and sent to you weekly with our reading of it. A price adjustment is a decision made from data on a schedule, not a panic in week six.
- 06
Offer to close
We present every offer with its financing strength, contingency profile and closing timeline side by side. The highest number is not always the best offer and we will show you why.
Included
What you get
- Written comparative market analysis with every comparable used
- Architectural photography and scaled floor plans
- Pre-listing inspection where it will save a negotiation
- A dated marketing plan before you sign
- MLS entry and IDX syndication
- Weekly written showing feedback
- Side-by-side offer analysis
- Net-proceeds estimate at every price point discussed
Questions
Asked and answered
Closed comparable sales in the last six months, adjusted for size, condition, lot and — for architect-designed stock — the specific attributes an automated model cannot see. We then check the result against current competing inventory and days-on-market trend. You get the full working, including comparables that push the number down.
Negotiable, agreed in writing in the listing agreement before we do any work, and disclosed as a total and as any portion offered to a buyer’s brokerage. There is no standard rate and anyone who tells you there is one is wrong.
As of autumn 2026 the Front Range is close to balanced, which is unusual and useful. Months of supply sits near the four-month mark in most of our neighborhoods. Practically: well-prepared, correctly-priced homes still move quickly, and everything else negotiates.
Usually yes, in a balanced market. A contingent offer is materially weaker, and bridge financing on a $1.5M purchase is expensive. There are exceptions, and we will run the actual numbers on both sequences rather than give you a rule.
Next step
Tell us what you are looking for.
A first conversation is 30 minutes, costs nothing, and ends with a written view of what your budget actually buys in each neighborhood you are considering.
