After six years at kitchen tables across Novato, San Rafael, Petaluma, and Sebastopol, I can tell you it's almost never the market that keeps homeowners from selling. It's one of five very human things — and every one of them has a decision path out.
The #1 thing I hear at the door: "We'd sell tomorrow if we knew where we'd land."
Here's the thing - the landing spot is a solvable problem, and we solve it BEFORE your home hits the market. Rent-backs. Extended escrow. Bridge financing. As the seller, you control the timeline — and we put it in writing.
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Somewhere in Marin right now, someone is living in the wrong house because of a percentage.
Nobody actually runs the math. A smaller loan at today's rate can cost LESS per month than your big loan at 3% — especially when decades of equity become the down payment. And rates are refinanceable. The stairs aren't.
My promise: if the math says stay, I tell you to stay.
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[CLICK HERE to READ THE BLOG POST: "I Can't Give Up My 3% Rate"]
30 years of stuff. A punch list a mile long. This is the barrier I take personally — because I'm the one who shows up in work boots. 🥾
Organize → Improve → List. A 2–3 week sprint, not a remodel. We only do what returns more than it costs — and prep costs can come out of closing, not your pocket.
It starts with a free 30-minute walk-through.
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[CLICK HERE to READ THE BLOG: "The House Isn't Ready to Sell"]
If you bought your Marin or Sonoma home decades ago, tax fear might be making your decision for you — based on numbers no one has run and rules that changed in 2021. 🧮
55+? Prop 19 may let you carry your low property-tax basis to your next California home. Plus the $250K/$500K exclusion, plus every documented improvement raising your cost basis.
We run YOUR real numbers with YOUR CPA before you decide anything. (Not tax advice — that's the point: we get you to the right professional with the right facts.)
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[CLICK HERE to READ THE BLOG POST: "The Taxes Will Eat Me Alive."]
This one isn't about money. It's about the height marks on the doorframe. ❤️
But here's the truth: while you're not deciding, the decision is getting made anyway. The 5-year test: does staying still serve your life in 5 years? If yes — stay. Genuinely. If not sure — get information before commitment. Zero-obligation valuation, walk-through, and a season on the calendar instead of a someday.
WANT MORE DETAIL?
[CLICK HERE to READ THE BLOG POST: "We're Just Not Ready Yet"]
When you close on a home you are selling, you are legally transferring ownership of the property to the new buyer. During this time, you can also make plans with your real estate agent to handle final details such as canceling utilities, cable, and lawn or trash services, changing the name on accounts that the new owner is retaining and ensuring the new owner has instructions for all appliances that will remain in the home.
Once you have sold your home, you’re free to take the next step on your journey. Whether this is relocating to a new city, moving into a larger home, or downsizing and enjoying your life as empty-nesters, knowing all your selling responsibilities have been taken care of will help you achieve peace of mind for your new path.
1. How long will it take to sell my home? The timeline varies based on market conditions, pricing, and your home's appeal, but most well-priced homes go under contract within a few weeks. Once you accept an offer, expect another 30–45 days to close, depending on the buyer's financing. I'll give you a realistic timeline based on current local market data during our consultation.
2. What costs should I expect when selling? Typical seller costs include the real estate commission, escrow and title fees, transfer taxes, prorated property taxes, any agreed-upon repair credits, and a payoff of your existing mortgage. Optional costs may include staging, pre-listing inspections, and minor cosmetic improvements. I'll provide a personalized net sheet so you'll know exactly what to expect at closing.
3. Do I need to make repairs or upgrades before listing? Not always. As part of the Improve step in my OIL the Listing process, I'll help you identify which updates are worth the investment and which to skip. Major renovations rarely return their full cost, but small, strategic improvements — fresh paint, updated lighting, landscaping, and minor repairs — often pay off significantly.
4. How do you determine my home's listing price? Pricing is the cornerstone of the Organize step in my OIL the Listing process. I prepare a Comparative Market Analysis that examines recently sold homes similar to yours, current active listings (your competition), and pending sales. We also factor in your home's unique features, condition, location, and the current pace of the market — landing on a price that attracts strong offers quickly without leaving money on the table.
5. Should we set an offer review date, or accept offers as they come in? It depends on the market and your home's appeal. An offer review date works best when we expect strong buyer demand — such as in a hot seller's market, for well-priced homes in desirable neighborhoods, unique or high-demand properties, or listings generating significant early interest (lots of showings, saves, and inquiries within the first few days). In these scenarios, concentrating offers creates competition and typically drives better terms. On the other hand, when buyer activity is more measured or your home appeals to a narrower audience, reviewing offers as they come in allows us to engage serious buyers immediately and avoid losing momentum. During our listing strategy session, we'll evaluate current market conditions and your specific situation to decide which approach gives you the strongest position.
6. What happens if the home inspection or appraisal comes back with issues? Both are normal parts of the process and rarely derail a sale. If the inspection turns up problems, we negotiate repairs, credits, or price adjustments. If the appraisal comes in low, we have options: renegotiate the price, ask the buyer to bring extra cash, challenge the appraisal with additional comps, or — in some cases — relist. I'll guide you through every scenario so you can make informed decisions.
Nick McNaboe
CA DRE# 02106027