Where to spend, and where to stop.
I walk the house and tell you where to spend and where to stop. Some work returns more than it costs. Much of it does not, and the difference is not obvious from a design magazine.
What you get
- A straight answer before you write the first cheque
- A personal analysis of what your home is worth, from me, not an automated estimate
- Full 3D Matterport tours, drone and professional photography produced by Next Level Virtual Tours
- Luxury representation through Epique Estates and commercial work through CORE
Next Level Virtual Tours is a company Marc Nieto owns. He may receive compensation when its services are used.
The net, not the price
What would you actually keep?
Same house, two strategies: a lower offer with no buyer-agent compensation, or a higher offer that includes it. Move the slider to see what it does to your check.
To break even with Option A, the higher offer only has to be 3.63% above it.
Example: a $1,040,000 offer with 3.5% buyer-agent compensation nets about $956,800. A $1,000,000 offer with none nets about $955,000.
Open the full calculatorTalk to Marc
Example uses 3.5% listing commission, 3.5% buyer-agent compensation (adjustable above) and 1% other closing costs. Illustration, not a quote. Compensation is negotiable. Sold-by-owner figure applies the NAR 2025 national median gap ($360,000 vs $425,000); those medians cover different homes. Source: NAR 2025 Profile of Home Buyers and Sellers.
Before you list
Ten points to selling your house
Short declarative steps, in the order I would take them.
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Price from sales, not guesses.A personal analysis of recent comparable sales beats an automated estimate.
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Decide on the net, not the price.Compare every offer by what lands in your pocket after commission and closing costs. The calculator above does it in seconds.
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Walk the house with a builder’s eye.Spend where the work returns more than it costs. Stop where it does not.
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Fix what an inspector will flag.Roof, water, electrical, heating, drainage. A surprise costs more after the contract than before it.
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Clean, clear and neutral.Fewer things on every surface. Buyers need to picture their own.
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Gather your paperwork.Survey, permits for any work done, warranties, recent utility bills and tax information.
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Complete the required disclosures.Connecticut sellers provide the residential property condition report, or credit the buyer $500 at closing. Homes built before 1978 also need the federal lead paint disclosure.
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Show it properly.Professional photography and a full 3D tour make the first look the best look.
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Decide on buyer-agent compensation before you list.It is negotiable, and since August 2024 it can no longer be offered on the MLS. Offer it or don’t, with the numbers in front of you.
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Line up your attorney early.In Connecticut a licensed attorney runs the closing. Call one before you have an offer, not after.
General information, not legal advice. Confirm the details for your own sale with a Connecticut real estate attorney.
Request your home value analysisOpen the net calculatorTalk to Marc
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