What a LISTING AGENT actually does
Most of my job happens long before the sign goes up, and long after the open house ends.
The short version
The sign, the photos and the open house are just the tip. Underneath is pricing research, prep, paperwork, marketing, negotiating and keeping everyone on deadline until closing.
The tip of the iceberg
What everyone sees
Pretty photos
Open house
What's happening under the surface
- Pricing research on every recent sale nearby
- A prep plan for what to fix and what to skip
- Lining up cleaners, handymen, stagers and movers
- Disclosure and listing paperwork
- Photos, video, floor plans and the listing write-up
- Marketing online and to other agents
- Scheduling showings and chasing feedback
- Checking each buyer's financing
- Negotiating price and terms
- Inspection and repair negotiations
- Tracking every contract deadline
- Keeping escrow, lender and title on track
Four stages of a sale
Before we list
- Walk through the home together
- Price it using real comps
- Make a short prep list
- Book photos and video
On the market
- Launch online and to agents
- Handle showings and open houses
- Share feedback with you weekly
- Adjust if the market tells us to
Under contract
- Review every offer with you
- Negotiate price and terms
- Manage inspection requests
- Watch the appraisal and deadlines
Closing
- Coordinate with escrow and title
- Review your closing numbers
- Plan your move-out date
- Hand off the keys
And that's still not all of it
People say there are over a hundred little jobs in a sale. They're right. Here are twenty more that happen quietly in the background.
- Measuring every room and verifying the square footage
- Pulling the tax records, plat and title history
- Researching permits on any past work
- Confirming utility costs, sewer or septic, and well details
- Ordering the HOA documents and resale certificate
- Writing the listing so it actually sells, not just describes
- Setting up the lockbox and tracking who comes and goes
- Fielding calls from other agents and screening buyers
- Hosting broker tours and open houses
- Following up after every single showing
- Verifying each buyer's pre-approval before you sign
- Coordinating the appraisal and handling a low one
- Negotiating again after the inspection
- Keeping the title company, both lenders and escrow in sync
- Chasing down signatures and keeping every form compliant
- Re-negotiating when something changes mid-deal
- Problem-solving the surprises nobody saw coming
- Prepping you for closing day and the final walkthrough
- Confirming the keys, remotes and warranties all transfer
- Checking in after closing to make sure you're settled
Questions I hear a lot
Do I need to be home for showings?
Nope, and it's better if you're not. Buyers relax and picture themselves there when the owners are out.
How do you decide what to fix before listing?
We walk through together. I'll point out what buyers in our area actually care about, and what isn't worth your money.
How often will I hear from you?
At least weekly while you're on the market, and anytime something happens. You'll never have to wonder.
Thinking about selling?
I'll walk through your home with you and tell you honestly what's worth doing and what isn't.
General information for Washington buyers and sellers, not legal, tax or lending advice. Every home and every deal is a little different, so let's talk about yours. Updated October 2026.