The value of your home depends on more than just square footage or comps—it’s about timing, condition, location, and strategy. I analyze the market through a sharp, data-driven lens and layer in context from recent sales, buyer behavior, and property condition to give you a clear, custom valuation.

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The three biggest costs of selling include the broker commission, staging, and transfer tax. Other seller costs include property prep (painting, repairs, upgrades), and inspections, many of which are city or state mandated.

Staging is one of the most effective ways to elevate your home’s appeal and attract top-dollar offers. But not all staging is created equal. The stagers I work with curate high-quality, design-forward pieces that truly showcase a property’s potential—something discount stagers often can’t provide.

For a standard two-bedroom, two-bathroom home around 1,000 square feet, you can expect staging to start around $6,000. This typically includes design, delivery, and a 60–90 day rental period.

After that, additional months are billed monthly. As a general rule, full staging is typically calculated at around $5 per square foot. So, for example, a 2,000 sq. ft. home could cost approximately $10,000.

The transfer tax rate for the city and county of Los Angeles, payable upon the transfer of real property, is calculated as follows:

County of Los Angeles:

• For all real estate transfers:  $1.10 per $1,000 of the sale price.

City of Los Angeles (Measure ULA):

Only applies to properties located within Los Angeles city limits and over $5 million:

• More than $5,000,000 but less than $10,000,000: 4.0% of total sale price

• $10,000,000 or more: 5.5% of total sale price

No problem at all. Once we’ve signed an agreement and you’ve handed off the keys, I’ll handle everything from start to finish. From overseeing vendors to coordinating showings and managing the timeline, I’ll keep things moving seamlessly. You can stay as involved as you’d like—or let me take the reins. There’s no need for you to be here in person.

City of Los Angeles

9A Report + Retrofit Compliance

If your property is within Los Angeles city limits, you’re required to provide the buyer with a 9A Report, which discloses property details such as zoning, permits, and code enforcement activity.

You’ll also need to comply with mandatory retrofit requirements, including:

• Low-flow toilets and showerheads

• Water heater strapping

• Smoke and carbon monoxide detectors

Pasadena

Pre-Sale Inspection or Self-Certification

Pasadena requires a Pre-Sale Occupancy Inspection before close of escrow. A city inspector visits the property and issues a Notice of Required Repairs (NRR) if corrections are needed.

However, many single-family homes, townhomes, and condos in good condition may qualify for the Self-Certification Program, which allows sellers to skip the physical inspection if the following criteria are met:

• The home’s actual square footage does not exceed the LA County Assessor’s record by more than 10%

• The property meets fire safety requirements (smoke detectors, carbon monoxide detectors, proper egress)

• There is no unpermitted construction, additions, conversions, or detached accessory structures larger than 120 sq. ft.

I’ll guide you through which option applies and handle the paperwork to keep things moving.

In Los Angeles county, most structural changes—like moving walls, altering layouts, or modifying the exterior—require a permit. The same goes for plumbing and electrical work. Bathroom tile removal, kitchen remodels with new cabinets, new windows, roofs, and water heaters typically need permits.

Cosmetic updates like flooring, countertops, paint, lighting, hardware, appliances, and freestanding vanities usually do not.

I cannot stress enough that in today’s Los Angeles market, overpricing can backfire. Homes listed too high often sit, go stale, and end up selling for less after multiple reductions.

While it might feel safer to “test high,” buyers are sharp—and they quickly move past homes that seem overpriced. The strongest results usually come from launching with a strategic list price that’s designed to attract interest, create competition, and spark a bidding war.

It’s important to remember: your list price is a marketing tool, not a reflection of your home’s true value.

Our market has shifted from the peak of the seller’s market into more balanced territory, and momentum is slowly leaning toward buyers. Now more than ever, pricing with intention is the difference between sitting and selling.

Your agent should cover the full cost of marketing your home. That includes professional photography, videography, a custom property website, brochures, digital ads, social media promotion, open house materials, and refreshments for tours or events.

Staging, however, is typically paid for by the seller—though I’ll help coordinate everything and connect you with trusted, design-forward stagers who know how to maximize visual impact and buyer appeal.