What actuallyhappens after
you say yes.

This is the invisible part, and it is where deals are saved. We go find the problems while they are still cheap to solve, instead of meeting them three days before closing when they cost you leverage.

• A preliminary title search run by our title partners, at no cost to you. It surfaces liens, judgments, easements, and recorded agreements early, so nothing unexpected shows up in week six. It is not a boundary survey and it will not confirm property lines. If a line is genuinely in question, we will tell you plainly and help you decide whether a survey is worth ordering.
• Taxes and assessments. Verified, including proposed and levied assessments and any valuation exclusions. Buyers ask. We have the number.
• Septic, well, and municipal inspections. We confirm city sewer or septic status and compliance, water or well status, and identify any point of sale inspection your city requires, like a TISH. We help you get it scheduled early, with the right vendor, so it never becomes the thing holding up your closing.
• HOA. We identify the manager, verify the fees and what they cover, and walk you through ordering the Resale Disclosure Certificate and association documents up front, so they are in hand before a buyer asks for them.
• Utilities. Average usage pulled from your last twelve months of bills, so nobody stalls guessing what it costs to live there.

Pricing is not a guess and it is not your neighbor's opinion. It is what has actually sold, what you are competing against right now, and what your house genuinely offers, run against what you need to walk away with.

• Sold comps first, always. Active and pending listings tell us about competition. Only closed sales tell us what a buyer was truly willing to pay and what an appraiser can support. We price your home on what has sold, because an offer you cannot appraise is not an offer, it is a delay with a signature on it. Unless it's cash ;)
• What the market is doing right now. Buyer's market, seller's market, or neutral, and what that means for your number this month. Not six months ago. Not even the last thirty days. Conditions shift quickly, and we will walk you through what we are seeing as we see it.
• Your timeline and your goals. A house that needs to be sold in five weeks is priced differently than one that can wait for the right buyer. Both are valid. We just need to know which one you are, so the strategy matches the life you are actually living.
• Your net sheet, at several prices. Estimated costs modeled so you see what lands in your pocket, not just the number on the sign.
• Curb appeal and interior recommendations that raise salability, ranked by what returns the most for the least.
• Staging options reviewed with real costs and a clear answer on who pays for what.
• Repairs and maintenance documented into a list buyers can see, because a documented house reads as a cared for house.
• Disclosures explained, not guessed at. The disclosure is yours to complete, and only you can complete it. What we do is help you understand your options, walk through which path fits your situation, a full Seller's Disclosure or the Seller's Disclosure Alternative, and answer your questions as they come up. Lead based paint disclosure where the home requires it.

You get one shot at a great first impression, and that is your first weekend on the market. Everything above exists so that weekend lands correctly.

• Professional photography. Always. Never a cell phone, never a rushed walkthrough with a wide angle lens. We hire a professional real estate photographer on every listing we take, and we scope the shoot to the house: interior and exterior photography, drone where the lot or the setting deserves it, video or a 360 tour where the property earns it.
• Your own page on theblackdovegroup.com. One link that belongs to us, not to a portal that sells your buyer's contact information to another agent.
• MLS entry proofread for accuracy, including correct placement on the map, with disclosures and parcel maps uploaded alongside.
• Print and digital marketing: brochures, social, internet ads, and a Just Listed notice to the neighborhood, because neighbors recruit their friends.
• Email to our contact list and to every agent we know working your price range.
• Sign and electronic lockbox installed, programmed to a showing window you approve.

This is where most listings quietly go cold and most agents quietly go quiet. We do the opposite.

• Showings coordinated around your life, with calls returned evenings and weekends.
• Feedback requested after every showing and actually read.
• A weekly call from us to you. Not a text. What we are seeing, what it means, and what we recommend.
• A weekly email you can hold onto. Every showing since the last report, every piece of feedback we collected, what your competition is doing, and any new activity on the home. The call is the conversation. The email is the record.
• Competition reviewed continuously so your price, terms, and condition stay in front of what else is available.
• Changes entered promptly and conveyed directly to every agent who already showed your home, because those buyers are the warmest ones left.

An accepted offer is the halfway point, not the finish line. More sales die between contract and closing than ever die on the market.

• A net sheet for every offer. The highest offer is not always the most money. We show you what each one actually puts in your pocket.
• Buyer financing scrutinized before you accept, so you are not thirty days into a deal that was never going to fund.
• Inspection negotiated with your position protected, not just conceded to keep the peace.
• Appraisal supported with comparable data, and challenged when the number is wrong.
• The loan tracked through underwriting, because silence from a lender is not good news.
• Closing prepared line by line, prorations verified, figures reviewed before you sit down to sign.