1. Start with your numbers

Before you pick up a paintbrush, know what you'll walk away with. Your net proceeds are the sale price minus your loan payoff, commission, title and escrow fees, any repairs or credits, and prep costs. I'll build you a net sheet with each of these, so every decision after that is measured against real dollars.

If you've owned the home for a while or used it as a rental, ask your tax advisor about capital gains before you list. Homeowners who meet the IRS ownership and use tests can often exclude a large share of the gain, but rentals, ADUs and home offices can change the math.

2. Decide: prep, or sell as-is?

Not every home should be fixed up. Some sell best to builders or investors as-is, especially homes with big deferred maintenance or lots with development potential. I'll give you both options side by side: the as-is price and the prepped price, minus the prep cost.

3. The prep checklist

1. Depersonalize. Pack family photos, collections and anything with your name on it.
2. Declutter. Aim to remove a third of what's in every closet, cabinet and room.
3. Repair. Fix what an inspector will flag anyway: leaks, loose railings, missing outlet covers, failed window seals.
4. Refresh. Neutral paint, brighter bulbs, and new hardware go a long way.
5. Curb appeal. Fresh bark dust, a power-washed walkway, a clean front door and a new doormat.
6. Deep clean. Windows, carpets, baseboards and appliances. Hire a pro if you can.
7. Stage. Vacant homes benefit from full staging; occupied homes from a styling session.
8. Protect your equity. Skip big remodels. Most kitchen and bath overhauls don't pay back before a sale.

4. Pre-listing inspections worth considering

Older Portland homes often have a few common issues. Knowing about them before buyers do puts you in control of the negotiation:

• Sewer scope: older clay or concrete lines can crack or have root intrusion.
• Oil tank sweep: many older homes once heated with oil, and a buried tank can surprise buyers.
• Roof and chimney: age, moss and flashing are common inspection items.
• Radon: testing is simple and some parts of the metro have elevated levels.

5. Oregon paperwork to expect

• Seller's property disclosure statement: most Oregon sellers must complete one. Be thorough and honest; I'll walk you through it.
• Home Energy Score (City of Portland): single-family homes listed in Portland generally need one before listing.
• Lead-based paint disclosure: required for homes built before 1978.

6. Pricing strategy

The first two weeks on the market bring the most attention. Pricing right from day one, based on recent comparable sales and today's competition, usually beats starting high and cutting later. You'll see the comps and my reasoning, not just a number.

7. Launch and negotiate

Professional photos, video, a floor plan and a strong first weekend create urgency. When offers come in, we'll compare more than price: financing strength, contingencies, timelines and repair requests. After inspection, I'll help you decide what to fix, credit or decline, with your bottom line in mind.

1. Know your real monthly cost

Your mortgage payment is only part of it. Add property taxes, homeowners insurance, mortgage insurance if you put down less than 20%, HOA dues for condos and townhomes, utilities, and a maintenance budget (many owners set aside 1% of the home's value each year). I'll build this out with you so there are no surprises.

A Portland tip: Oregon property taxes are based on a home's assessed value, which is usually lower than market value and can generally rise only 3% a year. Two similar homes can have very different tax bills, so always check the actual tax amount on a listing.

2. Get pre-approved, not just pre-qualified

A pre-approval means a lender has reviewed your income, assets and credit. It tells you your budget and makes your offer stronger. Talk to at least two lenders and compare loan types (conventional, FHA, VA) and total closing costs, not just the rate.

3. Look into down payment help

Many first-time buyers put down far less than 20%. Oregon and the City of Portland have offered down payment assistance and first-time buyer loan programs, and some lenders have their own grants. Programs and income limits change often; I'll connect you with lenders who know the current options.

4. Sign a buyer agreement

Before we tour homes, we'll sign a short written agreement that spells out how I represent you and how I'm paid. I'll explain your options, including how fees can be negotiated into an offer.

5. Shop smart

• Pick 2–3 neighborhoods to focus on. Take the neighborhood quiz if you're unsure.
• Separate must-haves from nice-to-haves.
• Visit at different times of day and talk to neighbors.
• Look past paint and furniture; focus on layout, light, location and the bones.

6. Make a strong offer

In Oregon, offers are written on standard forms and include your price, earnest money, financing and inspection contingencies, and closing timeline. When a home is competitive, a clean offer with a strong pre-approval and reasonable timelines can win even if it isn't the highest price.

7. Inspect like a builder

This is where my construction background helps most. Along with a general home inspection, older Portland homes often deserve a sewer scope, oil tank sweep and radon test. I'll help you read the reports and decide what's a deal-breaker and what's a normal fix.

8. Close and move in

After inspections, your lender orders an appraisal and finalizes your loan. You'll do a final walkthrough, sign with the title company, and get your keys. Then I'm still here for contractor referrals and questions for as long as you own the home.

1. How Portland is laid out

The Willamette River splits the city east and west, and Burnside Street splits it north and south. That gives Portland its quadrants: Northwest, Southwest, Northeast, Southeast, plus North Portland and the newer South Portland. Addresses tell you exactly where you are. Browse the neighborhood guide.

2. Oregon or Washington?

Many people moving here weigh Portland against Vancouver, WA, just across the Columbia River. Oregon has a state income tax but no sales tax. Washington has no state income tax but does have sales tax. Where you work and shop matters, so talk with a tax advisor about your situation.

3. Weather and lifestyle

Expect mild, gray, drizzly winters and warm, dry, beautiful summers. Snow in the city is rare. The payoff is year-round green and easy access to Mt. Hood, the Columbia River Gorge and the Oregon Coast, each within about two hours.

4. Getting around

TriMet runs MAX light rail, buses and the Portland Streetcar. Portland is one of the most bike-friendly cities in the country. PDX airport is consistently well loved and easy to reach on the MAX Red Line.

5. Schools

Portland Public Schools assigns schools by address, and the suburbs and Vancouver have their own districts. Always confirm school boundaries for a specific address before you buy, because they can change.

6. Buying from out of state

• Live video tours of every home you're serious about
• Neighborhood drive-through videos so you can feel the area
• Electronic signatures and remote closing options
• A trusted local inspector, lender and title team
• Help timing your move with the sale of your current home

7. Your first-month checklist

1. Set up utilities: Portland General Electric or Pacific Power, NW Natural for gas, and water/sewer.
2. Get your Oregon driver's license and register your vehicle.
3. Register to vote at your new address.
4. Sign up for garbage, recycling and compost service.
5. Find your neighborhood association and local farmers market.

1. Why this matters to buyers and sellers

Portland's zoning now allows more homes on most residential lots than it used to. A basement that could become a rental, a garage that could convert, or a deep backyard can add real value. Buyers can use that potential to help pay the mortgage. Sellers can market it.

2. Types of ADUs

• Basement or attic ADU: often the most affordable, using existing space.
• Garage conversion: turns an existing structure into a small home.
• Detached ADU: a new backyard cottage, with the most privacy.
• Attached addition: expands the house to create a separate unit.

3. Quick lot-potential checklist

1. Zoning: look up the property on PortlandMaps to see its zone.
2. Lot size and shape: width, depth and setbacks drive what fits.
3. Access: alley access or a wide side yard makes construction easier.
4. Utilities: where the sewer, water and power lines run affects cost.
5. Trees: Portland's tree code can protect larger trees.
6. Slope and soil: steep lots add cost.
7. Historic or conservation districts: extra design review may apply.

4. Costs to plan for

Budget for design, permits, system development charges (SDCs), utility connections and construction. Fees and incentives change, so check current city requirements early. Converting existing space is usually far less expensive than building new.

5. Does an ADU add value?

Often, yes, especially when it's legally permitted and can be rented. But the value depends on quality, privacy, the neighborhood and rents. When I price a home with an ADU, I look at both comparable sales and the rental income.

6. Beyond one ADU

Many Portland lots can now support duplexes, triplexes, fourplexes or cottage clusters. That's what I build through my company, and it's why I can give you a quick, honest read on any property's potential.