The 9-Step Process
Get a CMA (Comparative Market Analysis)
Pull recent sold comps within 0.25 mi over the last 90 days, adjusted for sqft, lot size, and condition. Free CMA on request.
Pick listing strategy
Full-service (4–6% commission) vs flat-fee MLS-only ($500–$3,500 one-time). Math: full-service usually nets 5–10% higher final sale price.
Pre-listing inspection
Optional but recommended on $700K+ homes. Costs $500–$1,000. Saves $5K–$15K in negotiated reductions later.
Professional photography + staging
Pro photos: $300–$800. Staging: $1,500–$5,000 if vacant. Mandatory above $800K.
Write listing copy + price
List Thursday morning for max weekend showing volume. Price within 2% of recent sold comps for first-14-day momentum.
MLS + syndication exposure
OneKey® MLS placement → auto-syndicates to Zillow, Realtor.com, Homes.com. Add StreetEasy for NYC listings.
Showings + open house
First-weekend open house drives 60% of total foot traffic. Pre-screen attendees by mortgage pre-approval.
Offer review + acceptance
NY uses contracts of sale (not purchase agreements). Buyer's attorney negotiates riders before signature.
Attorney coordination + closing
60–90 days from contract to close. Attorney handles title cure, payoffs, escrows. Wire instructions disclosed in writing only.
Frequently Asked Questions
Typically 60–90 days from listing date to closing. Pricing within 2% of comps + 14-day market exposure + 30–45 days under contract + 14 days closing prep. Outliers above and below.
8–10% of sale price including: real estate commission (negotiable), NY State transfer tax (0.4%), NYC RPTT (1–1.425%), seller attorney ($1,500–$3,500), title cure costs, and any co-op flip tax.
Yes. NY is an attorney-driven state — every residential transaction requires the seller to have an attorney to negotiate the contract rider, manage closing, and handle the deed transfer.
Legal but typically nets 12–18% LESS than agent-listed sales after pricing errors, missing buyer-broker exposure, and weaker negotiation. Flat-fee MLS ($500–$3,500) is a middle option.