Selling Your Home in Northern Virginia

How selling works with me.

Five steps, and I am with you for every one of them.

We walk through your home together.

I go room by room with you and tell you what is worth doing, what to skip, and what can wait. You get a personal Home Prep Guide with photos and notes. I meet you where you are and suggest changes that fit your budget.

We price it with the numbers.

We review the recent sales together. I give you a written value and a net sheet, so you know what you will keep. We update it with every offer.

I market your home.

Professional photography, a personal website for your home, open houses with mailed postcards, and marketing on over 200 websites. I use a proven 26 step plan to get your home sold.

I handle the offers and the contract.

I review every offer with you and track the contingencies. My Communication Guarantee puts it in writing: you hear what buyers think of your home immediately after we receive their feedback, and we talk every week.

We close, and you move on.

I follow up every day with the title company and the lender until you get your check. Buying nearby, moving out of state, or renting for a while, I help you time it so you never feel rushed.

Your own Home Prep Guide.

After we walk through your home together, I put everything we talked about into a personal guide. It goes room by room, with photos and plain notes, so you always know what to do and what to skip. Email or a printed copy, whichever you prefer.

Live The Easy LifeReal Estate

HOME PREP LIST

Prepared just for you

Tammy Irby · 703-929-3540 · tammy@livetheeasylife.com
eXp Realty, LLC

Family Room

Remove carpet and touch up wood floors as needed.
Paint the paneling with Sherwin Williams “Soft Chamois.”
Paint the stair rail, banisters, trim and doors white.
Paint the ceiling in “ceiling white.”
Take the throws off the back of the couch.
Remove personal photos.

Before

After

A page from a real guide, with the notes and the result side by side.

Every guide is made just for your home. Nothing you cannot afford or do not want.

Questions sellers ask me most.

Straight answers, before you decide anything.

How long will it take to sell?

It depends on your home, your price, and the market. In 2025, half of my listings were under contract in 7 days or less, but every home is different. After our walkthrough I give you my honest estimate for yours.

What will it cost me to sell, and what will I keep?

Before you list, I give you a written net sheet that shows what comes out of the sale and what you keep. We update it with every offer, so nothing is a surprise at the settlement table.

Do I have to fix everything first?

No. Often it is small, low-cost changes, and we decide together what is worth doing. If paying up front is hard, I know contractors and other vendors, and many are willing to be paid at settlement, out of the sale proceeds.* Payment terms are an agreement between you and the vendor, separate from the sale of your home. I take no referral fees.

What if I live out of state or far away?

Many of my sellers do. I coordinate the walkthrough, the vendors, the showings, and the paperwork, and I keep you updated by phone or email, whichever you prefer.

What if I need to buy my next home too?

If you are buying nearby, we plan the timing of both so you are never stuck between homes. If you are relocating to any of the 50 states, I have partners I have vetted who can help you rent or buy there, and who will take excellent care of you. I will refer you to the right one. If you are renting or moving in with family, we plan around that instead.

How do inspections work?

After you accept an offer, if inspection contingencies are in the contract, a buyer usually has a short window to inspect the home. I go over the report with you, and we decide together what to repair, credit, or decline. Your contract spells out the details.

How do I get my money?

After settlement, the title company sends your proceeds by wire or check. In Virginia, settlement companies have two business days to send your money, but in practice it usually goes out within a day or so. Wire fraud is real: never trust wire instructions that arrive by email, and always call your title company at a phone number you already know.

This page is general information, not legal or tax advice. Please talk with your attorney or tax advisor about your own situation.

You find a home. A pet finds one too.

Buy or sell with me, and I will pay the adoption fee for the furry friend who is waiting for a home of their own, up to $175. Then let me know how it turns out. I love pictures.

Adoption must be made through a registered adoption agency within six months after settlement. All adoptions are subject to the rules and requirements of the agency. The fee, up to $175, is paid directly to the agency on your behalf.

Adoption fee up to

$175

Paid for you

Selling your home, made easy.