Free resource · Compass
The Marin + Sonoma Pre-Market Seller Plan
A concise checklist for deciding what to fix, what to skip, how to think about timing, and what information to gather before choosing a list price. Work through it on your own, or bring it to a pricing review and we'll go through it together.
Part 1
Goals, timing, occupancy, and decision-makers
- What does a good outcome look like: highest price, fastest close, least disruption, or a specific move date?
- Who needs to agree on the decision, and are they aligned on price and timing?
- Will the home be occupied, vacant, or staged during showings?
- Is there a purchase on the other side of this sale, and does it need a rent-back or contingency?
Part 2
Property records and material facts to assemble
- Permits for any additions, remodels, or major systems work.
- Age and service records for roof, HVAC, water heater, and (if applicable) well and septic.
- HOA documents, CC&Rs, and any pending assessments.
- Known defects, past insurance claims, and anything a buyer would want to know before writing an offer.
Part 3
Pre-list inspection options
- A general home inspection before launch surfaces issues while you still control the timeline.
- Pest, roof, and sewer-lateral inspections are common asks in the North Bay; consider ordering them upfront.
- Decide with your agent which findings to repair, which to disclose and price for, and which to credit.
- This is planning guidance, not legal advice; disclosure obligations should be confirmed with your agent and, if needed, an attorney.
Part 4
Repair and staging prioritization framework
- Fix what changes a first impression: entry, paint, lighting, flooring condition, and landscaping at the approach.
- Fix what removes an inspection objection a buyer would otherwise use to renegotiate.
- Skip renovations that cost more than the value they return in this market segment.
- Stage to clarify how rooms are used, not to fill them.
Part 5
Pricing-review inputs
- Closed sales in the last three to six months with similar size, condition, and setting.
- Pending sales and active competition you will be compared against on launch day.
- Features the data cannot see: light, privacy, views, lot usability, and commute.
- A written range with reasoning, not a single number from a model.
Part 6
Photography and launch timeline
- Preparation complete before photography; photography before any marketing goes live.
- A short positioning brief: the buyer, the story, and the sequence of the first two weeks.
- Launch window chosen around who is active for this kind of home and what else will be on market.
- Showing plan, open-house strategy, and a weekly feedback loop agreed in advance.
Part 7
Offer comparison worksheet beyond headline price
- Price, but also financing strength, appraisal exposure, and proof of funds.
- Contingencies: inspection, appraisal, loan, and sale-of-home, with their timelines.
- Close date and any rent-back or possession terms.
- Credits, repairs requested, and what the net looks like after all of it.
Part 8
Questions to ask any listing agent
- How did you arrive at this pricing range, and what would change it?
- What would you not do to this house before selling it?
- What does the first two weeks look like, day by day?
- How will I hear buyer and agent feedback, and how often?
- Who is on your team, and who will I actually be talking to?
Next step
Want this applied to your property?
A pricing review takes the checklist and turns it into a plan for your home, your timing, and the buyers active right now. No obligation.