Selling a 12 South home without chasing the market down

I have sold more than 1,200 houses over 20 years. The 12 South files that work have the same three pieces: a first number that matches closed sales, photography that shows how the house lives, and a contract I can explain to an appraiser.

Chasing the market is what happens when the first number is a wish. You do not make that up on day 40. You make it up on day one, when someone talks you onto the highest ask on the street.

Preparation is not staging for a magazine. It is a roof that does not show up as a repair request, a primary bath that does not date the whole house, and a yard a buyer can stand in. I will tell you what is worth doing and what is a spend that will not come back in this neighborhood.

If you want the public version of the pricing work, get the monthly report. If you want the private version on your address, call me. I work for Coldwell Banker Southern Realty in Nashville, and I will put my name on the listing credit.