SELL
Thrive Seller's Guide · 2026 Edition

Everything you need to sell well and walk away feeling good.

From list price to closing day. What it costs to sell, how your home gets marketed, what to expect from me, and why representation makes a measurable difference in your outcome.

12
Steps to Close
+15%
Avg. Agent Uplift
$95K
FSBO vs. Agent Gap
2026
Edition
Let's Get Started

Selling is a big step. Let's make it a good one.

Selling your home is a big step. I know it can come with a mix of emotions: excitement, uncertainty, and everything in between. My goal is to make the process as smooth and successful as possible.

The market in West Michigan continues to be active. With the right preparation and strategy, your home can stand out and attract qualified buyers. This guide walks you through exactly what to expect: the process, the costs, how I market your home, and what it looks like to have someone genuinely fighting for your best outcome.

I've been helping sellers navigate this since 2015, and I bring trained negotiation skills (RENE certified) to every transaction. But more than credentials, I care about what happens to you on the other side of this deal.

Before photos and showings, start here:

1
Clean Up Curb Appeal
2
Declutter Every Room
3
Consider Neutral Paint
4
Depersonalize the Space
Adrianna Berlin
REALTOR® · RENE Certified · Thrive Homes, The Local Element
Adrianna Berlin, REALTOR®, Thrive Homes, The Local Element

Step by step

The seller's roadmap

Every sale is different, but most sellers travel this path. I'll be with you at every step.

Plan Steps 01-03

  1. Step 01: Set a goal

    Decide when you'd like to move and where you're headed next.

  2. Step 02: Connect

    Meet with me to discuss your timeline, goals, and current market conditions.

  3. Step 03: Review pricing

    I'll analyze comparable sales and recommend a strategic list price.

Get ready Step 04

  1. Step 04: Prep for photos

    Work through the pre-listing checklist and get ready for professional photography.

On the market Steps 05-06

  1. Step 05: Go live

    Your listing launches. I coordinate showings and manage buyer traffic on your behalf.

  2. Step 06: Review offers

    I'll present and explain every offer received and help you respond strategically.

Under contract Steps 07-10

  1. Step 07: Under contract

    The buyer conducts inspections, title review, and orders an appraisal.

  2. Step 08: Requested updates

    Address any negotiated repairs or credits before moving to closing.

  3. Step 09: Loan payoff

    Confirm your final mortgage payoff amount with your lender before closing.

  4. Step 10: Clear to close

    The buyer's loan is fully approved. Closing date is confirmed.

Closing Steps 11-12

  1. Step 11: Final walkthrough

    The buyer does a final check of the home before signing.

  2. Step 12: Closing day

    Sign the paperwork, hand over the keys, and receive your proceeds.

Thinking about selling? Let's talk before you commit to anything.

Book 20 minutes →
No Surprises at the Table

What It Costs to Sell

These costs are deducted from your proceeds at closing. Knowing them upfront is the difference between a stressful closing and a smooth one.

Property Taxes (Proration)
In Michigan, you're responsible for current year property taxes up to the day of closing, even if they haven't been billed yet. This amount is prorated and paid at closing.
Transfer Taxes (County + State)
Both the county and state collect a transfer tax when you sell. The total depends on your final sales price and is calculated at closing.
Title Company Fees
The title company ensures no debts or ownership claims transfer to the buyer. They also notarize all closing paperwork. Their fee covers insurance and closing services.
Loan Payoff
Your lender confirms the final balance of your existing mortgage, including any prepayment fees or accrued interest, to be paid off at closing.
Real Estate Representation
I serve as your listing agent: marketing your home, advising and negotiating on your behalf, and coordinating all parties from listing to close.
Your Net Proceeds
After all costs are deducted, the remaining balance is yours. I'll help you understand your estimated net before you ever sign a listing agreement.
How I Get Eyes on Your Home

Your Marketing Strategy

Buyers find homes online first. Everything I do is designed to make your listing impossible to ignore.

🏠
MLS + Top Portals
Your listing goes on the MLS the moment it launches, syncing to Zillow, Realtor.com, Redfin, and every major platform buyers are actively searching.
📸
Professional Photos + Virtual Tour
I use professional photographers on every listing. No phone photos. No dark rooms. Buyers engage with listings that look exceptional, and yours will.
📱
Social Media Campaign
I craft a custom social launch for your property: posts, story features, and newsletter inclusion to my network of active buyers and local followers.
"My marketing isn't a checklist item. It's a strategy built around what your home needs specifically. Before we go live, we talk about what makes your property unique and we lead with that."
Your home's first showing happens online. Let's make sure it stops the scroll.
My Commitment to You

What to Expect When Working With Me

Adrianna Berlin, REALTOR®, Grand Rapids, Michigan
Guidance Through Every Decision
From list price to closing terms, I walk you through every choice with clear, honest advice.
Education, Not Just Information
You'll understand what every document means before you sign it. No surprises.
Skilled Negotiation (RENE Certified)
Trained to get you the best terms, not just the highest offer. Price and terms both matter.
Clear, Same-Day Communication
I return messages same day, communicate however works for you, and never leave you guessing.
Advocacy on Your Behalf
Your interests come first in every conversation with the buyer's side.
Trusted Service Provider Referrals
Stagers, contractors, cleaners, movers: I have a vetted network and I'll connect you.
Weekly Listing Updates
You'll always know what's happening with your listing: showings, feedback, market shifts.
A Great Experience
My goal isn't just to sell your home. It's to make this chapter feel manageable and worthwhile.
Before Photos and Showings

Pre-Listing Checklist

Work through this room by room before photography. Small details make a real difference in how buyers experience your home.

Exteriors
Close garage doors
Remove cars from driveway and front of home
Clean up landscaping: mow, trim, rake
Remove visible water hoses
Clean up pet waste
Put trash bins in garage
Clear snow from driveways, walks, and decks
Clean and tidy deck furniture
Clean pool (remove cover and hoses)
Remove toys, sports equipment, and dog leashes
Interiors (General)
Open all window shades and curtains
Turn all lights on
Replace burned-out light bulbs
Hide shoes from entryways
Clean all windows
Add fresh flowers for a great first impression
Living / Family Room
Remove stacks of magazines and papers
De-clutter fireplace mantle
Arrange furniture pillows neatly
Remove kids' toys
Dining Room
Clear table and dust surfaces
Straighten all chairs
Remove booster seats and high chairs
Stage table with tableware and placemats
Kitchen
Clear countertops completely
Clear off refrigerator (magnets, notes)
Hide garbage cans
Clean stovetop and oven
Put away dish rack and cleaning supplies
Bedrooms
Make beds with freshly washed sheets
Remove excess furniture and clutter
Clear nightstands
Tidy closets: buyers will open them
Bathrooms
Remove personal care products from counters
Put out fresh, neatly hung towels
Clean mirrors
Close all toilet seats
Remove or replace bath mats with clean ones
The Numbers Don't Lie

Why Representation Matters

The data is clear. Skilled listing agent representation pays for itself many times over.

+15%
Sellers who work with a listing agent receive on average 15% more for their home than those who sell on their own. Marketing, exposure, and negotiation all contribute.
Source: National Association of REALTORS®
71%
71% of all real estate litigation involves at least one unrepresented party. These transactions are complex. Skilled representation protects you at every stage.
Real estate industry data
$95K
The typical FSBO home sold for $360,000 vs. $455,000 for agent-assisted sales in 2025. That's a $95,000 gap. Commission pays for itself many times over.
Source: National Association of REALTORS®, 2025
What Makes the Difference

The Thrive Difference

My role doesn't stop once an offer is received. I stay in your corner through every step of the closing process.

Seller-Friendly Terms
Before any offer comes in, I'll work with you to identify what terms matter most: price, timing, possession, contingencies. I communicate your priorities clearly to every buyer's agent before they write an offer.
Marketing Reach
Your listing gets maximum exposure through professional photography, MLS distribution, social media, and my targeted network of buyers actively searching in your price range.
Agent Relationships
I maintain strong working relationships throughout the West Michigan REALTOR® community. That reputation means your listing gets full consideration and visibility from other agents the moment it goes live.
Community Knowledge
I showcase the neighborhood amenities, walkability, local favorites, and lifestyle your home offers. Buyers aren't just buying a house. They're buying a place to live, and I help them see it that way.

"I bring trained negotiation skills (RENE certified) and genuine care to every transaction. The difference you feel working with me is the difference in your outcome.", Adrianna Berlin

Questions Sellers Actually Ask

The selling process, answered plainly.

What does it cost to sell a home in Michigan?
Selling costs in Michigan typically include property taxes prorated to the day of closing, county and state transfer taxes, title company fees, your existing mortgage payoff, and real estate representation. These costs are deducted from your proceeds at closing, so you typically don't pay anything out of pocket beforehand. I'll walk you through your estimated net proceeds before you ever sign a listing agreement.
How long does it take to sell a home in Grand Rapids?
In Grand Rapids and West Michigan, well-priced homes in good condition typically receive offers within the first two weeks on market. Once under contract, the closing timeline usually runs 30 to 45 days. From listing to closing, most sellers should plan for 45 to 75 days, though this varies based on price point, condition, and market conditions at the time of listing.
Do I need a listing agent to sell my home?
You're not legally required to use a listing agent, but the data is consistent: sellers who work with a listing agent net significantly more money. Agent-assisted homes sold for an average of 15% more than FSBO homes, and in 2025 the typical agent-assisted sale netted $95,000 more than a FSBO. Beyond price, 71% of real estate litigation involves at least one unrepresented party. The professional fee pays for itself.
How should I price my home to sell?
Pricing should be based on a comparative market analysis (CMA) of recently sold homes with similar size, condition, location, and features. Overpricing is one of the most common seller mistakes. Homes that sit too long often sell for less than they would have at a well-considered list price. I'll help you find the number that attracts qualified buyers quickly and protects your equity.
What should I do to prepare my home for sale?
Before listing, focus on curb appeal, decluttering, neutralizing paint colors where needed, and depersonalizing your space so buyers can imagine themselves in it. Professional photography is scheduled after your home is fully prepared. The pre-listing checklist in this guide walks you through every room, exterior to interior, so nothing is overlooked before photos or showings.
GO

Ready to find out what your home is worth?

I'd love to talk through your situation: your timeline, your goals, and what's realistic in the current market. No pressure. No pitch. Just a real conversation.

Let's Connect Back to All Guides

404.512.3466  ·  adriannaberlin@gmail.com  ·  thrivehomesgr.com

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