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What Erin and I actually do to sell your house

A lot of listing presentations are a list of adjectives. Here's the actual work.

Pricing from real comps, not a guess

We build a comparative market analysis from closed sales, not from asking prices. Asking price tells you what a seller hoped for. Closed price tells you what a buyer and an appraiser both agreed to.

We pull sold comps from the last three to six months, in your area, at your size, on your kind of lot. Then we adjust. An 1,800 square foot house on a quarter acre in Bend's west side and an 1,800 square foot house on an acre in La Pine on well and septic are not the same product and they don't share a comp set. We also look at active competition, because your buyer is comparing you to what's for sale right now, and at pending sales, because those show you where the market is heading instead of where it's been. Then we show you the whole spreadsheet. You see the same numbers we see.

Photography, video, and how your house looks online

Every listing gets professional photography. Buyers decide in about three seconds of scrolling whether to click, and the first photo does almost all of that work.

Depending on the property, we'll add drone for acreage and views, video walkthrough for out-of-area buyers who can't get here to preview, and floor plans, which matter more than people think because they answer the "would our furniture fit" question before anyone drives out. If you've got Cascade views, we're shooting when the mountains are actually visible.

Syndication, or where your listing actually shows up

Your listing goes into the Oregon Datashare MLS, and from there it syndicates automatically to Zillow, Realtor.com, Redfin, Homes.com, the ERA and Knipe Realty networks, and the hundreds of broker sites that pull the MLS feed.

Worth knowing how that plumbing works: the MLS is the source. Everything else is a copy. So if the MLS data is wrong or thin, every site downstream is wrong or thin too. We write the remarks, load complete data, and check the big portals after go-live to confirm the feed pulled correctly, because it doesn't always. Then we push it out where it doesn't go automatically: social, our agent network, email to our database, and directly to the brokers who have buyers in your price range right now.

Showing feedback and what we do with it

We request feedback after every showing and we send it to you, including the parts you won't love.

Feedback is data about pricing. Here's the pattern to watch. If you're getting lots of showings and no offers, the house is priced right for the click and wrong for the walkthrough, which usually means condition or layout. If you're getting almost no showings at all, the price is wrong at the search level and buyers are filtering you out before they ever see a photo. Those two problems have completely different fixes, and knowing which one you have is the whole point of tracking it. We'll tell you which one it is by week two.

Deadline management once you're under contract

This is the part sellers don't see and it's where deals actually die. An Oregon contract runs on dates: inspection period, repair negotiation, appraisal, loan approval, title, and closing. Business days get counted around state and federal holidays, so "10 days" is rarely 10 days on a calendar. Erin and I track every one of those dates for both sides, and we chase the lender, escrow, and the buyer's broker when something is running late instead of finding out on day nine.

We also don't disappear after you accept an offer. That stretch between accepted offer and keys is where you actually need us.

How we price your home

What goes into the number

Your price comes from closed comparable sales, adjusted for the things that make your house different, then sanity-checked against what's currently for sale. Adjustments we actually make: square footage, bed and bath count, lot size and usability, garage and shop space, age and condition of roof, HVAC, water heater and windows, whether you're on city water and sewer or well and septic, view, and finish level. My husband is a contractor, so when I'm looking at your house I'm looking at what's real. I can usually tell you what a roof, a septic repair, or a kitchen actually costs to fix around here, and that changes what a buyer will pay.

We also weigh location honestly. Bend, Redmond, Sisters, Sunriver, La Pine, Prineville, Tumalo, and Madras are separate markets with separate buyer pools and separate days on market. A comp from the wrong town isn't a comp.

What we do when the market tells us we're wrong

If we're two weeks in with low showing traffic, we talk about price instead of waiting it out. The math on this is unforgiving. Your listing gets its biggest burst of attention in the first 10 to 14 days, when it hits every saved search of every buyer already looking. That audience only sees you fresh once. If the price is off, you burn that window, and then you're relying on new buyers trickling in, which is slower and usually ends with a bigger reduction than the one you didn't want to make in week two.

I'd rather have the uncomfortable conversation early than the expensive one in month three.

What makes working with Erin and me different

You get two brokers, not one. Erin was born and raised in Bend and I've been here 30-plus years. Two of us means showings get covered, calls get answered, and nothing sits over a weekend because one person is out of town.

I'm a licensed Oregon real estate broker, not an attorney or a CPA. Contract interpretation comes from your attorney and tax questions from your CPA. Everything here is general information about how selling usually works in Central Oregon.

Start with a real number

The first step is knowing what your house is actually worth. It's free, it takes about 48 hours, and there's no obligation.

Call or text (541) 604-9630, or email realtywithlacie@gmail.com. If you're six months out, that's honestly the best time to call.

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