What I do, and what it costs
Every fee, written down.
Four services, four numbers, and no line item that appears later. If a page like this makes you wonder what the catch is, that is fair — the catch is that I only work nine neighbourhoods.
Selling your house
2.5% to list
I photograph the house properly, price it off three comparable sales you get to see, and put it in front of the agents who work your street. What the buyer's side is offered is negotiated separately now and it is your decision. Showings are mine to run, and you hear from me the evening of every one of them.
Buying a house
no fee to you
We start with what you can spend and which streets that actually reaches, which is a shorter conversation than people expect and saves months. I come to the inspection and read the report before you do. If a house has a problem I say so out loud in the house, not afterwards in the car.
What yours is worth
$350, or free if I list it
An hour in the house, then a written valuation: one number, a sensible range, the three sales it is drawn from and what is wrong with each comparison. Most people want it for a decision that is not really about selling — an estate, a refinance, an argument with a sibling. It is a document, which is why it costs money and why it is yours.
Renting one out
one month's rent, once
I list it, show it, take references and credit, and get a Pennsylvania lease signed. Then I hand you the keys and the file and I am finished. There is no monthly percentage, because I am not a management company and pretending otherwise would cost you money for years.
Every number
The fee sheet
- Listing commission
- What I charge to sell your house, start to closing.
- 2.5%
- Offered to the buyer's side
- Negotiated separately since 2024. We decide together, and you are allowed to offer nothing.
- 0 – 3%
- Photography and floor plan
- Done properly, and not billed back to you.
- included
- Written valuation
- One number, a range, three comparable sales. Free if I go on to list it.
- $350
- Transaction or admin fee
- There isn't one.
- $0
Pennsylvania charges no transfer tax to the agent, but the buyer and seller usually split 2% between them at closing; budget for it. Everything above is my side of the bill and there is nothing else on it.
What happens, and when
Twelve weeks, roughly.
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Week 0
We walk the house
An hour, room by room, and a list of the four or five things worth doing before the camera comes.
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Week 1
Photographs and a price
The house is shot in daylight, you see the comparable sales, and we agree a number. It is live by the end of the week and the first weekend tells us most of what we need.
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Weeks 3–6
Offers
Price is only one of the terms. I will explain what the rest of them cost you before you sign anything.
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Weeks 7–12
Inspection to closing
Report, repairs, appraisal, title. This is the part that needs somebody chasing it daily, and that is me.
Things people ask me
Will you cut your commission?
Sometimes, and I will say so on the phone rather than make you negotiate for it. What I will not do is quietly take it out of the photography or the advertising and hope you do not notice.
Do I have to offer the buyer's agent anything?
No. Since 2024 it is separate and it is your call. Offering nothing narrows your buyer pool in some price bands and makes no difference at all in others — I will tell you which one your house is in.
Will I be handed to an assistant?
No. There isn't one. The number on this site rings my phone, and the person at the showing is me.
Come and stand in one.
A photograph tells you about half of it. Pick one and I will meet you there, on a weekday evening if that is easier.