How your home
actually gets sold.
The entire plan, start to finish, before we ever sit down. Read it in ten minutes. Then the hour we spend together can be about your house instead of my slides.
Rather just ask me something? Call or text 480.448.2020. A real question gets a real answer, no pitch attached.
500+ TRANSACTIONS · 15 YEARS · TOP 1% IN THE VALLEY
Why you are reading this before we meet.
Most listing appointments are one long presentation with a few minutes at the end for the person whose house it is. That is backwards. You are making the decision, so you should have the information first.
Most of what I would show you in person is here. Three things are not: what I charge, the questions I need to ask about your situation, and your number. Those need a conversation, and you should not have to sit through forty minutes of slides to get to them.
A one person band can play every instrument. It just cannot play them well.
One person you call. Thirty people behind the sale.
Selling a home is roughly nine jobs happening at once. Photography, staging, MLS input, showing scheduling, feedback, lead follow up, negotiation, escrow, paperwork. Most agents play every instrument in the band themselves, usually while raising a family and living a life.
That is the reason good homes sit. Not talent. Bandwidth.
Ben Graham
Fifteen years in the business and more than 500 transactions. Top 1% of Realtors in the Valley, five time Top Agent award recipient in Greater Phoenix, and 300+ five star reviews. You deal with me, not a rotating cast.
The Gluch Group
A team of 30+ open seven days a week, with more than one billion dollars in real estate transactions and 1,000+ five star reviews. Listing coordination, showing concierge, marketing, and transaction management all run by specialists who only do that one job.
| Measured over a year | Typical agent | The Gluch Group |
|---|---|---|
| Homes sold | 4 | 125 |
| Percent of asking price | 96.3% | 98.3% |
| Days on market | 95 | 55 |
| Five star reviews | 5 | 1,000+ |
Source: MLS data.
Presentation and condition
Before a single photo is taken, we answer one question together: how much time and money do you want to put into this house?
Sell it as is
Lower price, faster sale, less hassle, fewer showings. A real answer, and sometimes the right one.
Clean, prep, update
Middle of the road on price and timeline. The highest return items only, nothing for the sake of it.
Highest price
Full renovation and staging, paid at closing so nothing comes out of pocket now.
The pre listing inspection on major systems
A buyer is going to hire an inspector. The only question is whether you find out what he finds now, on your terms, or three weeks into escrow when it costs you leverage.
Catch deal breakers early
Roof, HVAC, electrical, plumbing, sewer, foundation. The items that make buyers walk or kill financing.
Fix on your timeline
Time for multiple bids at normal prices, not emergency rates under an escrow deadline.
Protect the sale
No mid deal surprise that collapses the contract and sends us back to market with a stigma.
Major systems only
The few things that truly matter to a buyer. We skip the long cosmetic list.
The 14 Day Marketing Blitz
We do not flip a switch and hope. Demand gets built in three deliberate waves, each one reaching a wider audience than the last, and the clock does not start until we are ready.
eXp Exclusives
Published first to the private eXp network before your home is anywhere public. It costs nothing, your days on market stay frozen, and nothing gets accepted without testing the open market first.
Coming Soon on the MLS
Listed Coming Soon locally to build buzz and early private showings, with the days on market clock still at zero. Every agent with a saved search matching your home gets alerted, and so do their buyers.
Live
Active on every major portal at once. Zillow, Realtor.com, Redfin, Homes.com, and a hundred more, syndicated the same day, with zero days on market showing.
Ten days, zero days on market
A ten day window with a set go live date buyers can actually see, so a notified buyer acts now instead of trying to remember to check back later.
- The clock is frozen, so we read real demand and fine tune price before launch with no penalty.
- Full professional photos are live from day one. Nothing looks half finished.
- We go live Thursday, right as buyers are planning their weekend tours.
Photos are the first showing.
Nobody walks through your front door until they have already toured your house on a phone. The photos are not documentation of the home. They are what makes a buyer stop scrolling and book.
4K photography
Shot for how the home actually feels to stand in, not for a checklist of rooms.
Curated selection
The best of the home first. A short attention span gets solved on purpose.
Drone and 3D floor plans
Aerial video and interactive plans so a buyer understands the lot and the layout.
Stills turned to video
Listing images cut into motion for social, where most buyers first see a home.
A premium placement most listings do not get.
- Immersive 3D home tour with an interactive floor plan, plus virtual staging where it helps.
- Prioritized placement in Zillow search results and special map stickers.
- Dedicated emails sent to buyers who have shown interest in homes like yours.
- Listing performance insights only your agent can see, passed straight to you.
All Showcase claims are based on data published by Zillow, compared to similar nearby non Showcase listings.
The Ferrari did not change. Its exposure did.
You may hear the opposite from another agent. Keeping your home quiet and private gives that agent a better shot at both sides of the commission. I would rather hand you the research and let you decide.
700K+ sales
The old off market price edge collapsed to statistically zero under today's rules.
Sells nothing
A watchdog with no stake in the outcome found private listings are not in sellers' interest.
About 17% higher
Across 100K+ sales, open market homes beat office exclusives.
1.5% less
Of 2.72M sales, homes sold off market went for a lower median price.
Four independent sources, 2.72M+ home sales, no shared agenda, same conclusion. Sources: Zillow Research, Bright MLS, University of Georgia (Hayunga), Consumer Federation of America.
We go find the buyer instead of waiting for one.
Syndication puts your home where buyers can find it. These three put it in front of buyers who were not looking yet.
Ads aimed at your actual buyer
Funded campaigns on Facebook and Instagram during the launch window, targeted at buyers in the surrounding zip codes and at move-up buyers in the neighborhoods that feed yours.
Buyers already searching for your house
We track buyers whose saved criteria match what you have. When your home goes Coming Soon, they hear about it directly instead of stumbling onto it.
Placement in the luxury tier
Homes in the luxury tier are placed across trusted global luxury and financial media, and reach buyers in more than twenty countries including the United Kingdom, France, Italy, Germany, Dubai, Australia, and Mexico.
Showing concierge
Every extra step between a buyer's agent and your front door costs you a showing. We take them all away.
Booking takes seconds
Buyers' agents book online instantly. No phone tag, no waiting on a callback. A Supra lockbox gives verified agents secure, trackable access from their phone, so there are no keys to coordinate.
We confirm every showing
Our team calls and texts the agent to confirm they are actually coming and on time, so you are not sitting in a hotel lobby wondering if anyone is going to show up.
A written report every week
Showings on your home against the average for your zip code, MLS views week over week, Zillow views and saves, and the trend so we can act on it together.
We walk it every other week
Most sellers in this price range have already moved. Someone from our team physically checks the house on a schedule, so a failed AC unit or a leak gets caught in days instead of at the buyer's inspection.
About feedback, honestly
We ask each showing agent for feedback up to six times. About one in five ever replies. That is not us being lazy, and it is worth knowing before it frustrates you.
- No feedback is usually feedback. The buyer was not interested enough to bother responding.
- Some agents will not comment ever. After recent lawsuits many treat any feedback as a risk to their own client and stay silent on principle.
- Interest takes time. Serious buyers often circle back days later, after seeing the rest of the market.
Either way, everything we hear goes straight to you the moment we hear it.
| Your home | This week | Last week | Prior |
|---|---|---|---|
| Total showings | 6 | 4 | 2 |
| Showings this week | 2 | 2 | 2 |
| Average weekly showings in your zip | 4 | 3 | 3 |
| MLS views, total | 627 | 469 | 279 |
| Zillow views, last 30 days | 3,269 | 2,464 | 1,339 |
| Zillow saves, last 30 days | 217 | 155 | 84 |
Offers, and reading the market
Every sale is negotiated against the buyer's agent. Our team has handled thousands of them, which means you are in the stronger corner without having to be the one doing the arguing.
We screen the offer, not just the price
The highest number is worthless if the loan falls apart in week three. We question the buyer's lender directly on down payment funds, credit pulls, underwriting, tax returns, and whether the buyer has a home to sell first.
We ask their agent the real questions
Why the buyer likes this home, whether they have been in escrow before and fallen out, whether they have offers on other houses, and how long the agent has worked with them.
We keep the deal together
A proven counter offer approach, constant communication, and a low cancellation rate. Getting an offer is the easy half.
Showing activity tells us whether the price is right
The 14 day blitz gives us real data instead of opinions. Showing volume is the honest signal, and it points at a specific adjustment.
| What we are seeing | What it means | Likely adjustment |
|---|---|---|
| No showings | Price is well outside the market | 9 to 15% |
| Low showings | Priced above where buyers are looking | 6 to 9% |
| Lots of showings, no offers | Close, usually price or condition | 3 to 6% |
| An offer | Priced correctly | None |
After any needed initial improvement, we adjust the price by one dollar each week for three weeks. That small change puts your home back at the top of the hot sheet every agent reads, without signaling weakness to the market.
Escrow, and every exit a buyer has
Under contract is not sold. A buyer still has several legitimate ways out. Experience is knowing where each one is and how to answer it before it becomes a cancellation.
Inspection contingency
The buyer can cancel for almost any reason, or ask for repairs. We respond, they respond, roughly five days each way, so it can stretch to twenty days.
Appraisal contingency
No fixed deadline. It stays open the entire escrow.
Loan and financing
No fixed deadline either. Open until the buyer's loan actually funds.
We push to place escrow with WFG Title. They bend over backwards to keep the process smooth and the deal on track, and at this stage that matters more than anything on the marketing side.
If you are not happy, you are not stuck with me.
No fine print, no asterisk, and nothing you have to argue for. This is the actual paragraph that goes in my listing agreement:
If you are not 100% satisfied with our service at any point during the listing period, simply let us know. We will do everything possible to remedy the situation within twenty-four (24) hours. If you are still not satisfied, we will release you unconditionally from this listing agreement with no penalty or further obligation, no strings attached, unless the property is already subject to an accepted offer or in escrow, in which case this agreement will remain in effect through the close of that transaction.
590 homes sold above asking price.
Roughly $7.9 million in extra proceeds that went to sellers instead of buyers, spanning 2010 to today and every price range we work in.
| Address | Listed | Sold | Over |
|---|---|---|---|
| Janice Way | $900K | $950K | +$50K |
| Lafayette Blvd | $995K | $1.05M | +$55K |
| Via de los Libros | $1.0M | $1.05M | +$50K |
| Everett Dr | $950K | $971K | +$21K |
| Nido Cir | $750K | $782K | +$32K |
| Jasper Dr | $580K | $606K | +$26K |
Two houses, two outcomes
The neighbors listed at $725,000 and sold at $680,000, which works out to $275 a square foot.
We listed at $699,999 and sold at $705,000, which is $305 a square foot.
Thirty dollars a foot, on the same street, at the same time. That gap is the whole argument for preparation, pricing, and exposure.
Fifteen minutes, then an hour.
We start with a short call so I understand your situation and your timing. If it makes sense to keep going, we set an hour at the house with everyone who is part of the decision.
Your goals and your timing
Why you are thinking about selling, when you would want to be on the market, and what has to happen first. No presentation, no pressure.
Your house and your number
I walk the home, show you where the market actually is right now, give you a real price range, and answer anything this page did not. You will know exactly what I charge and what the agreement says before you sign anything.
Not ready to list yet? That is common, and it is fine. We can set up a monthly market watch so you always know where your value sits, and you will be ready to move the week conditions turn in your favor.
Downsizing, or selling the home you raised a family in? That move comes with a different set of questions, and I keep a separate resource for it at movingtochandler.com.