Wardman Residential at Compass · Seller Services
Sell Your DC Home
Pricing is the most important decision you will make. It should be driven by closed comparable data, not wishful thinking, not a number that "feels right," and not what your neighbor's Zestimate says. That is where I start.
What You Get
Five things your listing agent should deliver
The difference between a good sale and a great one is not luck. It is preparation, pricing, marketing, negotiation, and execution. Here is what I bring to every listing.
Pricing Precision
A rigorous CMA built from real closed data, not inflated actives. I help you price to attract the strongest buyer pool without leaving money on the table or scaring buyers away.
Value Enhancement
I walk through your property and identify the improvements that move the needle on price. Compass Concierge Capital can fund them with zero upfront cost, repaid at closing.
Maximum Exposure
Compass's 3-phase marketing strategy (Private Exclusive, Coming Soon, public launch) reaches more qualified buyers than a traditional MLS-only approach. Pre-marketed homes close 2.9% higher.
Negotiation on Net Terms
Every offer is evaluated on net proceeds, not headline price. Financing strength, contingencies, timeline flexibility, and earnest money all factor into the analysis. I protect your interests through close.
Precise Execution
From signed contract through settlement: inspection coordination, appraisal preparation, earnest money tracking, title coordination, and final walkthrough. 70+ distinct tasks managed so nothing falls through.
The Process
How selling your DC home works with Brian
The work that happens before your home hits the market is what determines the price it sells for and how quickly it moves. Rushing to list without preparation is the most expensive mistake sellers make.
01
Pricing Strategy
Pricing is the most consequential decision in any sale. I build a rigorous CMA benchmarked against real closed data, not inflated actives or Zestimates. We position your home to attract the strongest buyers at the right moment, with data behind every number.
02
Pre-Listing Preparation
Presentation drives price. I assess what improvements move the needle, coordinate vendors, arrange professional photography and 3D tours, and manage staging for the buyer profile most likely to compete for your home. Compass Concierge Capital can fund improvements with zero out-of-pocket cost.
03
3-Phase Marketing Launch
Your home is marketed in three strategic phases: Private Exclusive (test pricing privately), Coming Soon (build buyer anticipation before MLS), and Public Launch (syndicated everywhere with validated pricing). Pre-marketed homes close 2.9% higher and go to contract 20% faster.
04
Showings and Demand Tracking
I coordinate broker events, open houses, and private showings while tracking real-time buyer demand signals: views, favorites, tour requests, and agent inquiries. This data informs pricing adjustments and offer strategy decisions.
05
Offer Evaluation and Negotiation
Every offer is evaluated on net terms, not headline price. Financing strength, contingencies, timeline flexibility, and earnest money all factor into the analysis. I negotiate to protect your interests and maximize your net proceeds.
06
Contract to Settlement
From signed contract through closing: inspection coordination, appraisal preparation with comparable data, earnest money tracking, title and settlement coordination, and final walkthrough. Multiple hurdles exist between contract and settlement. I manage every one.
Compass 3-Phase Marketing
Why traditional listing strategy leaves money on the table
The traditional approach puts your home on the MLS and hopes for the best. Compass's 3-phase strategy validates pricing, builds demand, and launches with momentum. The data backs it up.
Phase 1
Private Exclusive
Test pricing privately with Compass agents and qualified buyers. No public days-on-market. No price-drop history. Gather honest feedback and refine your position before anyone else sees the listing.
Phase 2
Coming Soon
Build buyer anticipation with an exclusive Compass.com listing before MLS activation. All inquiries come directly to your listing agent. Buyers discover your property first, creating urgency before the public launch.
Phase 3
Public Launch
Go live on MLS with validated pricing, syndicated to every major platform. You launch with confidence because you already know what the market thinks your home is worth. Peak attention hits in the first 7 days.
2.9%
Higher Closing Price
Average premium for pre-marketed listings vs. traditional
20%
Faster to Contract
Pre-marketed listings reach agreement faster
30%
Less Likely to Drop
Pre-marketed listings maintain pricing integrity
Source: Compass 2024 pre-marketing data
The Compass Advantage
Tools and reach that other brokerages do not offer
Compass is the #1 residential brokerage in the United States, with 34,000+ agents and $186B+ in annual home sales. Wardman Residential at Compass has closed $775M+ across 1,550+ transactions in the DMV, with 103 years of collective team experience. That full platform is behind every listing Brian takes. Georgetown Master of Real Estate. A decade as a startup operator who built businesses where pricing and negotiation had real consequences. Nearly two decades in the DC market, with a particular command of historic row homes that most listing agents do not have. Your sale is run by Brian directly.
Private Exclusives
Test your pricing strategy privately with Compass agents and qualified buyers before any public exposure. No days-on-market accumulation, no price-drop history, no third-party assessments. Gather honest feedback and refine your position before the world sees the listing.
Coming Soon
Build buyer anticipation with an exclusive Compass.com listing before MLS activation. All inquiries come directly to your listing agent, not through third-party platforms. Buyers see your property first, creating urgency before the public launch.
Concierge Capital
A zero-due-at-closing personal loan (minimum $5,000) that covers pre-listing improvements: painting, landscaping, new appliances, lighting, roofing, staging, and more. Approved in 3 days, repaid from sale proceeds. Invest in presentation without out-of-pocket costs.
Reverse Prospecting
Real-time visibility into buyer demand: which agents have clients searching for properties like yours, who has viewed your listing, favorited it, requested a tour, or attended an open house. I use these signals to drive targeted outreach and inform pricing strategy.
1,800+ DMV Agents
Compass has over 1,800 agents across the DC, Maryland, and Virginia region. Your listing is promoted through the largest agent-to-agent network in the DMV, giving it exposure that no other brokerage can match.
Wardman Residential
$775M+ in total sales, 1,550+ transactions, 103 years of collective team experience. You get the personal attention of an individual agent backed by one of the DMV's most recognized residential teams, with a full-time transaction coordinator managing every detail.
View Brian's Wardman Profile →Marketing Your Home
Every listing gets a full marketing plan
Your listing agent manages over 70 distinct tasks from consultation through closing. Marketing is one of the most visible, but the preparation behind it is what makes it effective.
Every home I list receives the same comprehensive marketing treatment: professional photography, 3D virtual tour, floor plans, custom print and digital collateral, targeted email campaigns to 3,000+ area agents, social media promotion, broker events, and open houses. The specific mix is tailored to your property and the buyer profile most likely to compete for it.
Preparation
Improvements, staging, professional photography, 3D tour, video, floor plans
Digital Marketing
Compass.com, MLS syndication, Zillow, Realtor.com, social media, targeted digital ads
Agent Outreach
Email blast to 3,000+ local agents, Compass network of 1,800+ DMV agents, reverse prospecting
Print and Events
Custom brochures, postcards, yard signage, broker open house, public open house
Demand Tracking
Real-time views, favorites, tour requests, showing feedback, agent inquiry analysis
Price Strategy
Weekly market feedback review, pricing assessment, demand signal analysis, strategy adjustments
A Note on Row Homes
Selling a DC row home requires specialized knowledge
DC's historic rowhouses require a listing agent who understands the product: how to price the fee simple premium, how to position a rowhouse condo against competing inventory, how to market the architectural character that drives buyer competition, and how to navigate HPRB historic designation during the transaction.
This is where Brian's knowledge runs deepest. Selling a different property type? The same data-driven rigor and marketing execution applies to every listing.
Read the DC Row Homes Guide →"The sellers who walk away clean are the ones who modeled their net proceeds before they listed, not the ones who did the math on the way to settlement. I make sure every seller I work with knows their number before we go to market."
Brian R. Hill
Know Your Numbers
DC seller closing costs at a glance
Budget 7% to 9% of the sale price in total transaction costs. On a $900,000 home, that is a meaningful number. I model your net proceeds before we list so there are no surprises at settlement.
Agent Commissions
Negotiable. Discussed during listing consultation and agreed upon before listing.
DC Transfer Tax
1.1% up to $400K, 1.45% above. Paid by seller at settlement.
DC Recordation Tax
Shared between buyer and seller in DC. Seller's portion is part of total closing costs.
Settlement and Title Fees
Settlement attorney fees, deed preparation, title search, and related recording fees.
Buyer Concessions
Any negotiated credits to the buyer for closing costs, repairs, or other items.
Pre-Listing Improvements
Staging, photography, repairs. Compass Concierge Capital can fund these with zero upfront cost.
Frequently Asked
DC Seller FAQ
How should I price my home?
With data, not emotion. I build a rigorous CMA from real closed sales in your neighborhood, then position your home competitively based on current demand signals. Overpricing by even 5% can cut showing activity dramatically. The homes that sell fastest and for the most money are the ones priced correctly from day one.
What are closing costs for sellers in DC?
Budget 7% to 9% of the sale price. Major items include agent commissions (negotiable), DC transfer tax (1.1% up to $400K, 1.45% above), recordation tax (shared with buyer), settlement fees, deed preparation, and any negotiated buyer concessions. I model your net proceeds before we list so you know your number.
What is Compass Concierge and how does it work?
Concierge Capital is a zero-due-at-closing personal loan (minimum $5,000) that covers pre-listing improvements: painting, appliances, landscaping, staging, roofing, and more. Approved in 3 days, funds arrive via a dedicated debit card, and the loan is repaid from sale proceeds at closing. No upfront cost to you.
How long will it take to sell my home?
In DC, well-priced homes in active neighborhoods are moving in 6 to 18 days. Properties that sit longer are almost always mispriced or under-marketed. The 3-phase Compass marketing strategy (Private Exclusive, Coming Soon, public launch) compresses timeline by building demand before your listing goes public.
Do I need to stage my home?
Staging is not always necessary, but presentation always matters. I assess your home and recommend only the improvements that will move the needle on price. Sometimes that means full staging. Sometimes it means paint, decluttering, and professional photography. The goal is to present your home in its best light for the specific buyer pool most likely to compete for it.
Work With Brian
Thinking about selling?
Let's start with a no-obligation home valuation. I will pull the comparable data, walk through your property, and give you an honest assessment of what the market will pay.