The short version
You go live with a price and timing plan you can defend, a home that shows well on day one, and an offer process that feels calm because everyone knows the rules.
Listing strategy and plan gives you a pricing range backed by comps, a prep punch list you can act on, and an offer-night plan you can explain to any buyer’s agent. Next I’ll book the walk-through and start pulling the right comparables.
I start with a walk-through so the pricing work matches what’s actually there, not just the address. Then I build a comp set that includes the homes buyers will compare you to this week, and I translate that into a pricing and timing plan. From there, I turn prep into a short punch list and run offers with a written plan.
About me
I’m Alex Muir, a listing agent, and I do one slice of the job: getting a home ready to launch and priced with a plan. I got pulled into this work by watching good homes miss their moment for fixable reasons, like the wrong comp set, unclear offer timing, or prep decisions made too late to matter.
I’m the person owners hire when they want the reasoning, not the hype. I’ll show you the comps I’m using, tell you which ones I’m ignoring and why, and write down the plan so nothing depends on memory. I also push back on busywork. If a repair, a staging move, or an “upgrade” won’t change buyer behaviour, it doesn’t go on the list.
Selected work
Here are a few recent listing launches where the plan was the difference between guessing and deciding.
Portfolio
Condo launch plan. Built a comp set around true substitutes and current active competition, then set an offer-date plan that matched showing traffic. Prep focused on lighting, odours, and a tighter feature story, not cosmetic churn.
Strata docs readiness. Mapped the strata documents and common red flags into a buyer-facing summary, then used it to shape pricing conversations with agents. The goal was fewer “surprise” questions after day one.
House prep punch list. Turned a long to-do list into a sequence owners could actually finish: safety and moisture items first, then first-impression fixes, then photo day details. Coordinated media so the story matched the photos.
“The pricing plan made sense, and the prep list saved us weeks of guessing.”
Homeowner, selling a condo
How I work
I’ll keep this practical. You’ll see the comps I’m using, you’ll know what each prep item is for, and you’ll have a written plan for showings, feedback, and offers before the listing goes live.
1. Walk-through notes Day 1 I meet you in the home for an in-home listing consultation and a walk-through. I’m looking for what buyers notice fast: smell, moisture clues, age of finishes, and anything that will trigger follow-up questions. You’ll get clear notes on listing readiness and what matters most. 2. Comps and price plan Days 2-3 I pull comparable sales and active competition and build a pricing range with the “why” written beside each comp. Then I lay out two timing options: price-and-go, or holding offers. You’ll see what each option needs to work and what could derail it. 3. Prep and staging list Days 4-7 I turn the walk-through into a prep and staging punch list you can schedule. Items are grouped by impact and lead time, so contractors and cleaning get booked in the right order. If you’re dealing with strata items or documents, I’ll tell you what to request first. 4. Launch and offer plan Week 2 I coordinate photos, floor plan, and video around the prep timeline, then I draft the MLS remarks and room notes for your review. Before you go live, we set the showing plan and how feedback will be collected. If you’re holding offers, we confirm the review meeting and the rules for presentation.
What it costs
Pick the level that matches how much guidance you want before you go live. Each option covers the same two-week listing strategy and plan, just with a deeper level of detail.
Priced items
Getting started
If you want me to build your Listing strategy and plan, the next step is to lock in the walk-through time.
1. Sign the proposal on this page. 2. Pay the 40% booking deposit to reserve the work. 3. Send any existing strata docs and your preferred dates, and I’ll book the walk-through.
Signature
Fee summary
Booking and payment
To book listing strategy and plan, 40% is due when you sign. The remaining 60% is due when the engagement is complete. Each invoice is payable within 14 days of its date.
What completion means. The engagement is complete when you have the walk-through notes, the CMA and pricing range write-up, the prep and staging punch list, the MLS draft and shot list, and the offer night plan and review meeting.
Changes to scope. If you want work beyond listing strategy and plan, I will describe the added work in writing and confirm the price before I start. If it is not written down, it is not included.
Your inputs and timing. I will need access for the walk-through, any strata documents you already have, and notes on upgrades, permits, and known issues. Delays getting these items can move the timeline.
Third party services
Professional photo, floor plan, and video are coordinated through outside providers. You pay those providers separately unless I confirm otherwise in writing. Their schedules can affect the launch date.
Draft review and approvals. I will send drafts for the pricing range write-up and MLS remarks and room notes. You will review and approve before anything is used. I will make reasonable edits based on your written feedback.
Cancellation or rescheduling. If you need to reschedule, tell me as soon as you can so I can hold a new walk-through time. If you cancel after booking, the 40% booking payment is not refundable once I have started work.
Ownership and reuse. Once paid in full, the written materials I create for your listing are yours to use for your sale. I may reuse non-identifying parts of my process and templates across listings.
