Stuck because your house needs work?

Repairs are the most common reason people call me stuck. They are not the only one.

Divorce. Two signatures, two attorneys, one house, and a timeline nobody fully controls. I work with divorce attorneys regularly and know how to run a dual-signature listing so neither side has to go through the other to get a decision made.

You inherited it. The house holds forty years of belongings, the siblings live in three states, and probate runs on its own clock. We start with what has to happen legally, then what has to happen physically, and we sequence the rest so nobody has to fly in twice.

The job moved. You have a start date in another city and a house here that isn't ready. Prep and marketing get compressed and run around you, including after you're already gone.

It sat on the market and expired. A house that didn't sell almost always failed on one of four things: price, photos, access, or agent follow-up. Send me the address and I'll tell you which one killed it, even if the honest answer is that you should wait six months.

You owe more than it's worth. Short sales are something I handle regularly, and there are options that don't involve listing at all. I'd rather walk you through those than sell you a listing that doesn't help.

Different reasons, same fix. Somebody has to take the whole thing off your plate and run it.

1. The walk-through. Free, about an hour. I come to your house and we go room by room. You leave that hour with three numbers: what the house is worth as it sits, what it's worth prepped, and what the prep would cost. No pressure to list, and nothing owed if you decide to do nothing.
2. A written plan within 48 hours of signing. Scope, dates, who does what. Not a verbal promise you have to keep track of. A document you can hold me to.
3. I front the prep costs. Up to $8,000 out of my own pocket. Roof, paint, carpet, landscaping, cleaning, staging, whatever actually moves the number. My contractors, my invoices, my cash. You write no check before the listing goes up.
4. I run the work. You don't schedule contractors, chase quotes, meet anybody at the house, or pay anybody up front. I book the crews, supervise them, and pay them.
5. We list when it shows well. Professional photos, drone, and the full marketing system. Priced off the house you have now, not the one you had before the carpet was replaced.
6. Showings run around your life. Scheduled so you're not clearing out at dinnertime, with a written report every Monday: who came through, what they said, and what I'd change.
7. I get reimbursed at closing. Out of your sale proceeds, line-itemed on the settlement statement. No separate bill, no surprises, and my money stays at risk until the sale closes.

Fronting the repair money is the part people remember. It isn't the part that does the most work.

Fully Managed is my premium listing, and what you're really buying is project management. The whole sale runs as one managed project:

• A written plan with dates, in your hands within 48 hours of signing.
• Prep funded up to $8,000 and run by my crews: scheduled, supervised, and paid by me.
• Staging and professional photos included, not an upsell.
• Showings scheduled around your life, with a written report every Monday.
• Your move-out coordinated at the end, so the last week isn't the worst one.

You make three decisions: the price, the offer, and when to pack. I handle everything between them.

Not everyone needs all of that. If your house is already market-ready, I have simpler listing packages that skip the parts you don't need. We match you to the right one on the first call, and I'll tell you when the simpler one is the honest answer.

The leaky-roof family in Hickman. Two kids, third on the way. $12K in roof repairs they didn't have. Three agents told them to fix it first or lose $30K. I covered the $12K, listed clean two weeks later, sold at full asking. Closed on their move-up home the same day.

The basement nobody else would touch. Finished basement that flooded twice in two years. Cosmetic damage on the walls. Two agents wanted them to drop the price $40K. A third wouldn't take the listing at all. I brought in a drainage contractor, fronted the fix and the cosmetic repairs, and listed at the number I knew the house was actually worth. Sold at list in nine days.

The divorce situation. Three kids, no income, notice of default in the mail. House needed work they couldn't afford. With both attorneys' approval, we signed paperwork and I went to work: carpets, garage door, yard, professional cleaning. Three weeks before foreclosure hit. Sold quickly. They paid the bank, paid me back, and walked away clean.