The Thrive Seller's Guide 2026 | Adrianna Berlin

Q: Do I need a listing agent to sell my home?

You are not legally required to use a listing agent, but the data consistently shows that sellers who work with a listing agent net significantly more money. According to the National Association of REALTORS®, agent-assisted homes sold for an average of 15% more than FSBO homes, and the typical agent-assisted sale in 2025 netted $95,000 more than a FSBO sale. Beyond price, 71% of real estate litigation involves at least one unrepresented party.

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:

Clean Up Curb Appeal

Declutter Every Room

Consider Neutral Paint

Depersonalize the Space

Adrianna Berlin

REALTOR® · RENE Certified · 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.

Step 01

Set a Goal

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

Step 02

Connect

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

Step 03

Review Pricing

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

Step 04

Prep for Photos

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

Step 05

Go Live

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

Step 06

Review Offers

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

Step 07

Under Contract

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

Step 08

Requested Updates

Address any negotiated repairs or credits before moving to closing.

Step 09

Loan Payoff

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

Step 10

Clear to Close

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

Step 11

Final Walkthrough

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

Step 12

Closing Day

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

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

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.

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

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

The Seller's Roadmap

What It Costs to Sell

Your Marketing Strategy

What to Expect When Working With Me

Pre-Listing Checklist

Why Representation Matters

The Thrive Difference

The selling process, answered plainly.

Ready to find out what your home is worth?