Wardman Residential at Compass · Seller Services
Sell your DC row house.
Know the number before you list.
For owners of DC row houses, fee simple or condo, deciding whether to sell. Most of my listings sit between $1.2M and $2M, Capitol Hill first. Start with your block: every closed sale from the last 24 months, free, on one page. Then we build your price from those sales, and you see the comps I used.
See One First
See what your block has been paying before you decide anything.
A real Block Report for a Capitol Hill block, built in May 2026. Every closed sale for 24 months. Days on market. Dollars per square foot. The block's medians set against the neighborhood's. One page, and a written read on what the numbers mean.
Put in your address and yours looks like this, usually the next business day. It is not a valuation of your house. It is the record every buyer's agent will bring to the table, and you should have it first. The valuation is what we do next, together.
See what my block sold for
The Method
Three decisions set the price. Then the market does the work.
I price from the block, not the city. Over the last twelve months, DC row houses between $1.2M and $2M went under contract in a median of 10 days at 99.3% of the original ask when the number was right. The 15% that sat sixty days or more closed at 93.3% of their first number.
Everything else is execution, and the 70-task list further down covers it.
01
Price from closed sales
Not from active listings, and not from a Zestimate. Active listings tell you what sellers hope for. Closed sales tell you what buyers paid. A row house is not a generic listing: the fee simple premium has to be priced, a rowhouse condo competes against different inventory, and historic designation changes what a buyer will pay. You see the comps I used.
Read the DC Row House Dossier →02
Fix only what returns
Most repairs do not pay back. I walk the house and name the few that return more than they cost. Compass Concierge fronts the money and takes it back at closing, so the work does not come out of your pocket.
03
Launch in two phases
Coming Soon first: shown to qualified buyers with no days on market and no price-drop history, so the price is tested and a waiting list exists before the clock starts. Then public, everywhere at once. Listing straight to the MLS spends your best week on an untested price.
2.9%
Higher Closing Price
Pre-marketed listings against traditional
20%
Faster to Contract
Pre-marketed listings reach agreement faster
30%
Less Likely to Drop
Pre-marketed listings hold their price
Source: Compass 2024 pre-marketing data
Before You Call
The three questions sellers ask first
What will it cost me to sell?
Budget 7% to 9% of the sale price. On a $1M home, $70,000 to $90,000. The big items: agent commissions, which are negotiable; DC transfer tax at 1.1% up to $400K and 1.45% above; the seller share of recordation tax; settlement fees and deed preparation; and any buyer concessions you agree to. I model your net before we list, so you know your number.
Do I need to renovate first?
Usually not the way you think. Photography, neutral paint, refinished floors, better lighting and staging return the most. On a row house, the facade and front door matter more than you would expect. Full kitchen and bath renovations almost never return what they cost unless the current condition is well below market. Compass Concierge can fund the work that does pay, up front.
What if I have already moved out?
Tell me before you list. If the house is empty, the DC Department of Buildings can reclassify it as Class 3 vacant property. The tax rate jumps from $0.85 to $5.00 per $100 of assessed value. On a $1M home that is $50,000 a year instead of $8,500. You also lose the homestead deduction. A home actively listed for sale can qualify for an exemption. Register within 30 days ($350, $500 to renew) and file for the exemption proactively. Fines run to $5,000.
What You Get
Stronger terms. Fewer concessions.
I compare offers by what you walk away with, not by the number on the first page. Financing, contingencies, timeline and earnest money all change your net proceeds, so the highest offer is often not the best one. You see the net on every offer, side by side.
Then 70 tasks between contract and keys. Inspection, appraisal, earnest money, title, final walkthrough. The appraiser gets my comp file, because a low appraisal is a solvable problem if you see it coming. You hear about the ones that need a decision. I handle the rest.
Marketing is the visible part. Every listing gets the same package: professional photography, 3D tour, floor plans, print and digital collateral. Then email to 3,000+ area agents, social, broker events and open houses. Which of those I lean on depends on who is most likely to compete for your house.
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
The Platform
What Compass adds, in plain terms
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 experience and a full-time transaction coordinator on every file. Behind that platform: a Georgetown Master of Real Estate Development. A decade running startups where pricing and negotiation had real consequences. Nearly two decades in the DC market. Your sale is run by me, directly.
Concierge Capital
A zero-due-at-closing loan (minimum $5,000) for pre-listing work: painting, landscaping, appliances, lighting, roofing, staging. Approved in 3 days, repaid from sale proceeds. Presentation without the out-of-pocket.
Reverse Prospecting
Live demand signals. Which agents have buyers searching for homes like yours. Who viewed, saved, toured or came to the open house. I use them to aim outreach and to read whether the price is right.
1,800+ DMV Agents
Your listing goes to the largest agent-to-agent network in the DMV, before and after it is public.
Next Step
One conversation.
You leave with a valuation built from your block's closed sales, the comps I used, and a timeline. 30 minutes. The number is yours either way.
Know Your Numbers
DC seller closing costs at a glance
Budget 7% to 9% of the sale price in total transaction costs. On a $1M home, that is $70,000 to $90,000. 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
More seller questions
How should I price my home?
From closed sales, not from hope. I build the CMA from what actually closed in your neighborhood, then position against current demand. Overpricing by 5% can cut showings sharply. The homes that sell fastest and for the most are priced right on day one.
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 on a Compass debit card. The loan is repaid from sale proceeds at closing, so there is 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. A Coming Soon week before the public launch compresses the timeline by building demand, and testing the price, before the days-on-market clock starts.
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.
What is the Coming Soon launch?
Two phases. Coming Soon first: the house is shown to qualified buyers before the public market, so the price is tested and a waiting list is built while the days-on-market clock is still at zero. Then the public launch, everywhere at once. Pre-marketed homes close 2.9% higher and go to contract 20% faster.
Do I need to disclose defects when selling?
Yes. DC requires a Seller Disclosure Statement covering known material defects, environmental hazards, lead paint (pre-1978 homes), mold, pest history, and unpermitted work. Honest disclosure protects you legally and builds buyer confidence. Undisclosed defects found after closing create legal liability.
How should I handle multiple offers?
Evaluate on net terms, not just price. Financing strength, contingency structure, timeline flexibility, earnest money, and escalation clause caps all factor in. A cash offer at $20,000 below the highest financed offer may net more after accounting for appraisal risk and closing certainty.