An advertisement from Arthur Radtke, REALTOR®, eXp Realty — publisher of Celebrate Lower Cape
For Lower & Outer Cape homeowners

List this fall, or wait until spring?

I'll tell you which — in writing. Twenty-five minutes on the phone, then a one-page answer with the comparable sales, an estimated net range, and the calendar behind it.

Ask for a review →

Two minutes. Or skip the form — call (508) 408-7958 or email me.

Buying rather than selling? There's a different page for that →

No costand no obligation
3 daysto your written answer
Nothingto sign

Arthur RadtkeI've written Celebrate Lower Cape every Thursday for sixteen months — 4,361 of your neighbours read it. I'm also a REALTOR® with eXp Realty. That's been in the footer since the first issue; this page is me saying what it actually means.

If you've been circling the idea of selling, there's a fork in front of you right now and it's easy to miss.

A house here that's going to sell and close before the holidays needs to be on the market soon. After that — for most houses, most of the time — the honest answer is spring.

Both are real answers, and spring is often the better one. What nobody wants is to arrive at spring by default: to let August go by, then September, and find out in March that six months of useful preparation should have started in September.

What you actually get

Not a brochure. Not a market report. A page about your house.

  1. The recommendation, stated first. List this fall, prepare now and list in spring, or this isn't the right move. Reasoning underneath it.
  2. The three sales it's based on. Actual recorded transactions in your town — what's comparable, and where yours is different. Not an algorithm's guess.
  3. An estimated net range, at two prices. Less commission, conveyancing, excise stamps, and a prep allowance. A range, not a number.
  4. A ranked prep list. What actually affects the price — and just as usefully, what doesn't. Usually far shorter than owners expect.
  5. The calendar, working backward. From a closing date, back to a list date, back to photography, back to when the cleanout starts. The part people find most useful and least expect.
This is the thing you actually get

Most people have never seen one, so here's a real one — same format, fictional house. Everything on it is specific to that property: the recommendation up top, the three sales behind it, what the owners would net at two prices, what to fix and what to leave alone, and the calendar working backward from a closing date.

Sample Fall-or-Spring Review: a one-page written recommendation for a fictional Brewster property, showing the verdict, three comparable sales, two net-proceeds columns, a ranked prep list, and a backward calendar.
Sample — fictional property, illustrative figures. Yours is about your house.
Open the full page →
About the number five

Everyone who writes to me gets an answer. That part isn't limited and never will be. What's limited is the full written memo — I can do five properly this month alongside the newsletter. If you're the sixth I'll say so when we talk, give you a date, and send a short read by email meanwhile so you're not waiting on nothing.

Ask for a review →

Right for you if

  • You've been talking about selling and it keeps coming up and going away
  • Something's changed and the house is a question now, not a given
  • You own here but live elsewhere
  • You're dealing with a parent's house, an inherited house, or a trust
  • You think you may have already missed this year

Not for you if

  • You've already signed a listing agreement — go use your agent
  • The property isn't on the Lower or Outer Cape
  • You want a number and nothing else — the portals do that free
  • You're two or three years out
  • You'd rather an agent didn't ask whether you want to hire him. I'll ask once, and take a no

How it works

  1. Fill in the form. Four short steps, about two minutes.
  2. I write back within a day, usually much sooner, with two specific times.
  3. We talk for twenty-five minutes. Phone is fine. You don't have to let me in the house — I don't need to see it to write the memo.
  4. Three business days later the memo lands.
  5. I ask you one direct question: do you want me to handle this? You can say no. Step 4 happens either way.

Ask for a review

Five short steps · about 3 minutes · no cost
1 · Timing
2 · You
3 · House
4 · Condition
5 · Detail

When would you want to be out?

Best guess is fine — this is the question the whole thing turns on.

Where do I send it?

So I can reach you if you don't finish — I'd rather have a way to follow up than lose you at step three.

With a number I can send you two times that work and have this booked today. By email it's usually a day of back-and-forth first. I only use whichever method you pick below — leave this blank and I'll use email.

Whatever you pick here is what I'll do — it's the only permission I'm asking for.

The house

A street address is most useful. Town and street is enough if you'd rather not put the number in.

Asking because it changes the practical steps, not the price. A trust or estate sale has timing requirements a normal sale doesn't — much better to know now than in October.

Condition, and where you stand

Not the listing version.

Then you've got an agent, and the right thing for me to do is stay out of it — that's not courtesy, it's how this is supposed to work. Talk to them; it's what you're paying them for.

Tick below and I'll make one note in my calendar. Nothing before then.

Last two questions

Spouse, kids, siblings, a trustee, an attorney — whoever has to be on board.

The cleanout, the price, telling somebody, a repair you don't want to start. This is the most useful thing you can tell me, and it's usually not about the house.

By sending this you're asking Arthur Radtke — a licensed real estate agent with eXp Realty — to get back to you about your property, using the method you chose above. Nothing automated, no marketing list. If you gave a number, standard message and data rates apply. Say "stop" any time, in any reply, and it stops.
One email, early March. Not a mailing list.
No costNo obligationNothing to sign

Everyone who writes gets an answer. I read every one of these myself.
Rather not use a form? Just email me the town and one line.

✓ Your progress is saved on this device
✓

Got it.

I read every one of these myself — there's nobody else at this end.

If you're looking at the next thirty days, you'll hear from me today. Otherwise, within a day, with two specific times.

Either way the next email from me will be about your house, not a template. If it isn't, something went wrong and you should call me.

If you'd rather not wait — just call. (508) 408-7958

— Arthur

Where your information goes

I use it to prepare for our conversation and write your memo. That's it.

I don't sell it, trade it, or hand it to a lead service, a lender, or a title company. Submitting this doesn't subscribe you to anything.

Calls and texts only if you asked for them above. Pick “email only” and that's all I'll use.

Afterward: if you're not moving now, I'm not going to keep contacting you. You'll hear from me if you ask to, or on a date we agree together.

Ask for a review →