The Listing Packet · Marcos Gil · KW Commonwealth
Before We List
Everything worth knowing before we sit at your kitchen table.
No. 01 — The Advisor
I’m Marcos Gil — a Kentucky REALTOR® with Keller Williams Commonwealth, working the whole corridor from Lexington’s horse country to the Red River Gorge. I also own a licensed property-repair company and publish two research sites on this market — which means your listing gets crews, data, and a buyer audience most agents rent, and every one of those interests is disclosed to you in writing.
No. 02 — How Your Home Gets Sold
The process, start to finish — no mystery, no silence:
- The conversation — this meeting: your goals, your timeline, your number.
- The written opinion of value — comps and reasoning shown, never just a figure. How pricing works →
- The net sheet — every cost itemized before you sign anything. What selling costs →
- Preparation — a walk-through splits fix-now from disclose-and-price; my crews can handle the fixing in one call. The Sell-Ready Concierge →
- Launch — photography, film, syndication, and the named marketing plan below.
- Showings & feedback — you hear from me after every showing, and weekly regardless.
- Offers — each one decoded to its real net and real risk before you answer.
- Contract to closing — inspection, appraisal, and timeline managed to the day.
No. 03 — The Marketing System
Not “we’ll put it on the MLS.” A written, named plan: professional photography on every listing, cinematic film and aerial where the property earns it, MLS syndication everywhere buyers search, the Keller Williams national network, and a channel nobody else in this market has — my own publications, read by the exact buyers this corridor attracts. Read the full plan → The estate-tier version →
No. 04 — Prepare Without Overspending
Most sellers spend money in the wrong places. The rule: fix what inspectors weaponize, skip what buyers won’t pay for. Bring this checklist to our meeting:
- Roof, gutters, and drainage — the deal-killers, fixed cheap now or paid for twice later
- The small stuff a buyer’s hand finds: handles, faucets, sticky doors
- Declutter until rooms breathe; brighten every bulb
- Skip the renovations — kitchens and baths return roughly half at sale
- Curb appeal costs a weekend and changes the first showing entirely
No. 05 — What to Have Ready
If it’s easy to find, bring it; if not, we’ll work around it:
- Mortgage statement (for the payoff figure on your net sheet)
- Utility cost history — buyers ask, and honest answers sell
- Any surveys, septic/well records, or warranties you hold
- Improvement list with rough years (roof, HVAC, windows)
- Keys, codes, and how showings should work around your life
No. 06 — Straight Answers
What does this cost me?
Commissions are negotiable by law and agreed in writing before anything starts — you’ll see every number in the listing agreement and a net sheet that shows what you actually walk away with. No fee appears at closing that you didn’t see on paper first.
Why not the agent who quotes the highest price?
Because a listing priced on flattery sits, stigmatizes, and chases the market down. My opinion of value comes with the comps attached so you can check my work — and if honest pricing costs me the listing, that’s a price I accept.
Where are your testimonials?
Being gathered honestly, one closing at a time — you can read how I work in two hundred published pages instead: every guide on this site is my sales pitch, in writing, checkable. The reviews page →
How fast can we be on the market?
The one-hour version of our meeting can end with a signed listing and a launch date. Preparation sets the pace after that — some homes need an afternoon, some two weeks. You set the urgency; the system keeps up.
Read it? Then let’s put your number in writing.