Selling Your Home

Hi! I’m Matthew—a seasoned pro who’s here to help you navigate the selling process with confidence and clarity. Whether your home is in the heart of Fredericksburg, the buzz of Richmond, or anywhere in between, I’ve got you covered. Selling your home doesn’t have to be stressful or confusing. My job is to make it smooth, strategic, and even a little enjoyable. Let’s get you the results you deserve—then we’ll talk about your next adventure.

My Approach

Whether you’re embarking on the journey of homeownership for the first time or preparing to sell a cherished property, each transition marks a significant milestone in your narrative. Your home is the stage for life’s precious moments—from festive gatherings to the joyful growth of a family, from the playful barks of a first pet to the tranquil refuge it offers after a long day. This experience transcends the mere exchange of property; it’s woven into the very fabric of your existence.

As a seasoned real estate professional, I am dedicated to guiding you with expertise and care through every facet of this journey. My years of experience have allowed me to be a part of many clients’ personal stories, often spanning across generations. It is a privilege to earn such trust that my guidance is sought after from grandparents to their grandchildren.

In the tapestry of life’s moments, I have stood by clients during calls of jubilation, like the acceptance of a child into their dream school, and in times of sudden loss. I’ve been a supportive presence for young mothers navigating unexpected widowhood and have shared in the joy of parents celebrating a new life after years of anticipation. The honor of being entrusted to assist in the intricate process of real estate at such pivotal times is profound.

I am eager to bring this depth of experience and heartfelt commitment to your unique journey. Partnering with you as you turn the page to a new chapter of your life’s story would be my privilege. Let’s craft the next milestone together with the utmost professionalism and personal attention you deserve.

I’ve helped many families find their next home over the years, and they’ve had some really nice things to say. But don’t just take my word for it, check out their words right here on my testimonial page.

Let’s Get A Meeting Setup!

Ready to get this party started? Give me a call, shoot me a text, or drop me an email, and let’s talk about how we can make your home-selling adventure as enjoyable as a riverside picnic in the heart of Virginia. Let’s keep the conversation as easy as sweet tea on a Fredericksburg porch or as spirited as a Richmond art walk.

After all, home selling doesn’t need to be stuffy—it should be as comfortable as your favorite pair of jeans, as exciting as finding a $20 bill in an old jacket pocket, and as satisfying as your favorite comfort food on a rainy day.

Meet Me

How should I price my home in Fredericksburg right now?

Pricing is the single most important decision you’ll make. Start by getting a Comparative Market Analysis (CMA) from a local agent who knows Fredericksburg neighborhoods well. A good CMA compares your home to 3-5 similar homes that sold recently in your neighborhood, not homes currently listed. Pay attention to price per square foot, condition, lot size, and how quickly those comparables sold. If comparable homes sold for $350/sq ft, and your home is 2,000 sq ft in similar condition, you’re in the $700,000 ballpark. Price too high and your home sits. Price too low and you leave money on the table. The market rewards accuracy. If you’re uncertain, I recommend getting two CMAs from different agents to see if they align. Current market absorption rates show homes under $350,000 move faster than higher price points. List at market value, not hope value.

How long does it take to sell a house in Fredericksburg?

Currently, most homes in Fredericksburg sell within 30-50 days from list date to under-contract, depending on price, condition, and neighborhood. Homes under $350,000 in good condition move faster, sometimes within 15-20 days. Homes above $500,000 or those needing significant work can take 60+ days or longer. The marketing usually takes 3-7 days (good agents stage and market aggressively from day one). Then you typically get offers within the first 1-2 weeks if the property is priced right. Once you accept an offer, you’re 45-60 days from closing. So total time from list to closing is usually 90-120 days. This assumes no major appraisal issues or inspection surprises. The biggest variable is price. Overpriced homes sit for months. Correctly priced homes move quickly.

What should I do to prepare my home for sale?

Preparation pays off. Start with basic cleanliness and organization. Declutter closets and drawers (buyers look in everything). Deep clean the kitchen and bathrooms. Fix obvious issues like leaky faucets, caulking, and broken light fixtures. Paint is one of the best ROI fixes. If walls are heavily marked, outdated colors, or stained, fresh neutral paint matters. Landscaping counts too. Mow the lawn, trim bushes, remove dead plants. A good front entrance makes a strong first impression. You don’t need expensive renovations, just a well-maintained appearance. Remove personal photos and excessive family memorabilia (buyers struggle to envision themselves in highly personalized homes). If you have pets, eliminate all odors (cigarette, dog, cat). Finally, stage key rooms like the master bedroom and living room. Let in natural light, declutter surfaces, and make rooms feel spacious. A $500 investment in landscaping and paint often nets $5,000-$10,000 in buyer perception.

What are my disclosure obligations as a seller in Virginia?

Virginia law requires you to complete a Property Condition Disclosure Form (Form OP-H) before a buyer makes an offer. You must disclose known defects in the home, any prior insurance claims, foundation issues, roof leaks, pest damage, past flooding, utility problems, and any pending code violations. You must also disclose the flood zone. For homes built before 1978, you must provide a lead-based paint disclosure. If you know about a problem, you cannot hide it. Lying or omitting known issues can result in the buyer suing you for damages after closing. Your best strategy is honest disclosure early. Inspection contingencies are standard, so buyers will find issues anyway. Disclosure upfront prevents surprises and keeps deals moving forward. Have your real estate agent explain the disclosure form before you sign it. It’s a legal document, and accuracy matters.

What is the real estate commission and is it negotiable?

Commission is negotiable. The typical split is 5-6% of the sale price, split between the seller’s agent and the buyer’s agent (so each agent gets 2.5-3%). Who pays commission varies by market and negotiation, but traditionally the seller pays the full amount (it comes from your proceeds). A $400,000 sale at 6% is $24,000 total. You do not have to pay this amount. You can negotiate a lower percentage (4-5%), or you can challenge the offer if the buyer doesn’t bring an agent. Commission is a business expense, and like any business expense, it’s negotiable. Before listing, discuss commission expectations with your agent. Some agents will negotiate based on the property or the local market. Don’t assume 6% is locked in. Work with an agent who delivers results and justifies their fee, not one who simply claims market standard.

Should I get a home inspection before listing?

Getting a pre-sale home inspection is smart. You’ll know what issues exist before listing, which lets you decide whether to fix items, disclose them, or factor them into your asking price. An inspection costs $300-$500 and can save you thousands in surprises. During the sale, the buyer will hire their own inspector, so you’ll get another report anyway. If your pre-inspection reveals major issues (roof damage, foundation cracks, electrical problems), you have three choices: repair the item before listing, disclose it and lower your asking price, or leave it as-is and disclose it fully. Buyers appreciate transparency. Hiding known problems erodes trust and can kill deals when their inspector finds what you knew about. A pre-inspection also strengthens your negotiating position if the buyer’s inspection finds something minor that you’ve already documented and addressed. This is especially valuable for older homes, which often have a long list of minor issues buyers expect.

What contingencies should I expect in offers?

Most offers include three standard contingencies. First, inspection contingency (buyer hires an inspector and can renegotiate or terminate if issues are found). Second, appraisal contingency (if the home appraises below the agreed price, the buyer can renegotiate or back out). Third, financing contingency (buyer can terminate if they can’t get a mortgage). These are normal and expected. In a strong seller’s market, you might receive offers with fewer contingencies or a waived inspection (some investors or strong buyers do this). In a balanced market, contingencies are standard. Your job is to negotiate the timeline for inspections (typically 7-10 days) and the appraisal contingency terms. If an appraisal comes in low, you have options: lower your price, agree to a split, or terminate the deal. Contingencies exist to protect both parties. Don’t view them as obstacles. Instead, use them to negotiate realistic timelines and terms.

How does the appraisal affect my sale?

The appraisal is the lender’s way of verifying the home is worth the sale price. The buyer’s lender orders an appraisal after an offer is accepted. If the appraiser determines the home is worth less than the agreed price, the lender won’t loan the full amount. Example: you agree to sell for $400,000, but the appraisal comes in at $385,000. The lender will only loan on $385,000. The buyer now needs to come up with an extra $15,000 in cash or renegotiate the price. Most states (including Virginia) have appraisal contingencies, so if the buyer can’t cover the gap, they can terminate. You, as the seller, have options: accept the lower appraised value, negotiate a middle price, or stick to your original price and let the buyer walk. Appraisal issues happen in 10-15% of sales. Pricing correctly from the start minimizes this problem. If you price your home fairly based on recent comps, the appraisal usually comes in close.

What happens at the closing table?

Closing is the final meeting where ownership transfers. It usually happens 45-60 days after the offer is accepted. You’ll meet with the buyer (usually), both agents, the title company representative, and possibly the lender’s representative. You’ll sign documents (deed, affidavits, disclosure confirmations). The title company will present a Closing Disclosure statement that shows all costs, including commission, property taxes, and prorated utilities. Make sure the numbers match what you expect. Virginia charges a transfer tax (amount varies by locality, typically $0.50-$1.00 per $100 of sale price). After all documents are signed, funds are wired to your account minus commissions, taxes, and any payoffs (mortgage, liens, HOA). You’ll walk away with your net proceeds. Bring a government-issued ID. Expect the closing to take 1-2 hours. Ask your agent to walk you through the numbers before you arrive so there are no surprises. Pro tip: review your Closing Disclosure 3 days before closing to catch any errors.

What are common deal-breakers that kill offers?

Several things can sink a deal. First, failed inspection discoveries (major structural issues, foundation damage, severe mold, or extensive termite damage). Buyers can’t get financing if the home doesn’t meet lender standards. Second, low appraisal that the buyer can’t cover. Third, title issues (liens, easements, or unclear ownership). These are caught during the title search and can delay or kill closing. Fourth, seller’s refusal to make agreed-upon repairs after inspection. If you agreed to fix the roof and then change your mind, the buyer has grounds to terminate. Fifth, HOA issues (special assessments, poor reserves, restrictive rules that lenders won’t finance). Some buyers walk when they learn of a pending special assessment. Sixth, poor communication or broken promises. If you agreed to leave appliances and then remove them, trust erodes and deals die. Seventh, financing issues. If the buyer’s lender falls through or rates skyrocket, the deal can collapse. Prevention is simple: disclose fully, communicate clearly, honor agreements, and price fairly from day one. Deals that move smoothly are ones where both parties feel treated fairly.

How do I choose the right real estate agent to sell my home?

Choose an agent with local market knowledge, a track record in your neighborhood, and a marketing strategy you believe in. Interview 2-3 agents before listing. Ask them how many homes they’ve sold in your neighborhood in the past year, what their average sell time is, and what happens if your home sits unsold after 60 days. Ask about their marketing plan (photos, video, showings, open house, online presence). A good agent will spend time staging your home, taking professional photos, and marketing aggressively in the first two weeks. Avoid agents who promise specific sale prices without thorough analysis. Avoid agents who rush you into overpricing. Good agents set realistic expectations. Check their reviews online, but take them with a grain of salt. The best test is this: do they listen to you, answer your questions clearly, and treat you like a partner rather than a transaction. Interview multiple agents. Trust your gut. The right agent makes this process smoother and nets you more money.