What we make, and what it costs.
Three service lines, each capped at the volume that allows us to do the work properly. Fees are discussed in person and posted in writing in your representation agreement — no quote-on-request games, no hidden marketing line items.
We do not show every home. We show the few worth seeing.
Most of our buyer engagements begin with a conversation, not a search. We listen first — to the schools, the commute, the contractors you trust, the staircase your dog refuses to climb. Then we look. Most clients tour fewer than ten properties before closing on the right one.
- ◇Discovery brief and neighborhood walks
- ◇Off-market and pre-market access through our pre-list network
- ◇Independent inspection coordination (we don't refer the listing agent's people)
- ◇Negotiation, contract management, and closing oversight
- ◇A debrief letter after every property toured — what we noticed, what we wouldn't pay for
Discreet pre-market positioning. Public launch only when warranted.
Roughly half of our annual sales close pre-market — to a neighbor, a long-standing client, or a buyer we already represent. When a property warrants a public launch, we build a press strategy around it: photography, video, a dedicated property URL, broker-only previews, and the kind of editorial coverage that doesn't read like an MLS listing.
- ◇Comparative Market Analysis (CMA) prepared in person, not from a portal
- ◇Architectural photography by a small list of trusted photographers
- ◇Light staging consult and a dedicated property URL
- ◇Broker-only previews held inside the property, with hors d'oeuvres
- ◇Press placements when the property and seller both warrant the attention
Small multi-unit and mixed-use, north of Diversey..
Two-flats, three-flats, and small mixed-use buildings between Diversey Parkway and North Avenue, with the occasional foray into Bucktown and West Town. We don't sell turnkey investment portfolios; we sell buildings to operators who want to know their tenants and walk the alley.
- ◇Cap-rate modeling against neighborhood comparables, not citywide averages
- ◇Off-market sourcing through our pre-list network
- ◇Rehab estimate coordination with three vetted general contractors
- ◇Property management referrals (we are not a management firm)
- ◇1031 exchange coordination with our preferred QI
Posted on the wall. Not in the back room.
We charge the same way regardless of whether we like you, and we tell you the number before you sign anything. Buy-side fees are paid by the seller in nearly every transaction we structure. Sell-side commissions run between two-and-a-half and three percent of sale price, split with the cooperating broker. There are no separate marketing line items, no “technology fees,” and no admin surcharges at closing. Photography, staging consultation, the dedicated property URL, and the broker-only preview event are included in the commission — not added after the fact.
Total transactions per year, across three broker-advisors. When we are full, we say so.