Initial consultation — 60 to 90 minutes at your home

Saad or Arslan walks the house with you — not a junior agent, not a coordinator. They look at the same things a buyer's agent will: condition, layout, natural light, curb appeal, finishes, systems age, and deferred maintenance. This is the walk that drives the pricing strategy, so both partners take it seriously.

You'll also talk about your timeline — whether you need to sell by a specific date, whether you're buying simultaneously, whether there are financial considerations like a 1031 exchange or estate situation. All of this shapes the listing strategy.

Comparative market analysis (CMA) & pricing strategy

Within 24–48 hours, the partners build a street-level CMA from BrightMLS sold data — not Zestimate automation. Comparables are drawn from the closest matches available: same neighborhood, same school pyramid, similar square footage, similar lot, similar condition, and within the last 90–180 days of sold activity.

You'll get three pricing strategy options: aggressive (priced to drive multiple offers), market (priced to sell in 10–21 days at fair value), and top-of-range (priced to capture the absolute peak buyer but with longer days-on-market risk). The partners give you their recommendation with the reasoning, but the decision is yours.

Listing agreement & seller disclosures signed

If you move forward, you sign the Samson Properties listing agreement electronically — standard NVAR-approved form with the 1.5% listing fee clearly stated. You also complete the Virginia Residential Property Disclosure Statement (or the NAHREP/VA-specific forms that apply to your property type), and a lead-based-paint disclosure if your home was built before 1978.

The cancellation terms are in the agreement and spelled out during signing. No surprises, no hidden lock-in.

Staging consultation — 90-minute walkthrough

A licensed stager walks the home room by room and produces a written room-by-room punch list: what to declutter, what to re-arrange, what personal items to store, what small cosmetic updates will pay back, and whether any rooms need rental furniture. For occupied homes, the stager works with what you already own. For vacant properties, they recommend a scope of rental furniture with pricing.

The staging consultation is included in the 1.5% fee. Rental furniture or paid staging services are a separate seller decision and cost.

Repairs, paint, cleaning, landscaping

The partners send a vetted vendor list — painters, handymen, deep-cleaning crews, landscapers, and carpet cleaners — with names the team has worked with repeatedly. You're not obligated to use them; you can manage prep yourself if you prefer.

Common pre-listing items: freshen interior paint, touch up trim, replace worn carpet in high-traffic rooms, pressure-wash siding and driveway, refresh mulch, sharpen edges, and deep-clean the whole home including windows.

Photo shoot — 2 to 3 hours on-site

A professional real estate photographer arrives with DSLR cameras, tripods, flash equipment, and a drone. Most shoots capture 30 to 60 final images depending on home size. The photographer uses HDR bracketing for interior shots (three exposures blended into one final image), which is what produces the bright, airy look you see in top listings.

The same session captures drone aerials, the Matterport 3D tour (separate camera, 20–40 minutes), cinematic walk-through video (1–2 minutes, edited), and floor plan renders. You only need to be off-property for a single block of time.

MLS entry & listing copywriting

The listing copywriter drafts the MLS remarks — this is the paragraph that appears below your photos on Zillow, Realtor.com, and every syndicated site. Good remarks pull buyers in; generic remarks get ignored. The partners review the draft before anything goes live.

All public-facing data is entered into BrightMLS: square footage (per tax records or the floor plan), room dimensions, lot size, school assignments, HOA fees, pool/garage/basement details, and the agent remarks (instructions for showing agents).

Launch day — signage, syndication, social, postcards

When the listing flips to active, several things happen within the first 24 hours: BrightMLS syndicates automatically to Zillow, Realtor.com, Redfin, Homes.com, Trulia, and 800+ partner sites. The professional yard sign goes up, and a branded lockbox is installed. Paid social media ads launch on Facebook and Instagram, targeted to local buyer demographics.

Additional outreach: the "Just Listed" postcard mailing goes out to 200–400 neighbors; the listing is sent via direct email to NVAR, NAHREP, and partner broker networks; and the property is featured on TheJamilBrothers.com with all media assets.

Showings & feedback loop

Buyer's agents request showings through ShowingTime. The system automatically confirms with you — via text, app, or email — and gives the agent a lockbox code when approved. You choose blackout windows (e.g., no showings before 10am or after 7pm) if needed.

After each showing, the team requests written feedback from the buyer's agent. You get a weekly summary report: showings booked, showings completed, feedback received, and any shifts in buyer sentiment. If feedback patterns suggest a pricing or staging adjustment, the partners bring it up immediately — not at the 30-day mark.

Offer review & partner-led negotiation

Every offer is reviewed personally by Saad or Arslan within 2 hours of receipt. They break it down on a shared document: sale price, financing type, deposit amount, contingency windows, escalation clauses, settlement date, seller concessions, and any special buyer requests. Strengths and weaknesses are called out before any decision is made.

Within 24 hours of reviewing, the partners have a consultation call with you — not a "forward me the offer" email. They recommend whether to accept, counter, or (in multi-offer situations) request highest-and-best. Then they negotiate directly with the buyer's agent until the contract is ratified. The 1.5% fee does not change who runs this step.

Inspection, appraisal, and contingency management

Within 7–10 days of ratification, the buyer schedules the home inspection. You'll get a copy of the inspection report. If the buyer requests repairs or credits, the partners walk you through each item: what's reasonable to negotiate on, what's a market-standard concession, and what to push back on. They negotiate the response with the buyer's agent.

Around day 14–21, the lender orders the appraisal. If the appraisal comes in below the contract price, you have options: buyer brings extra cash ("appraisal gap"), seller reduces price, or the parties split the difference. The partners handle this negotiation directly.

Final walk-through & closing

24–48 hours before closing, the buyer does a final walk-through to confirm the home is in the same condition as when they went under contract and that any agreed-upon repairs were completed. The TC coordinates with you on any last-minute items.

On closing day, you sign at the title company (in person or via mail-away/remote notary). Funds wire to your account typically within 24–48 hours of signing — sometimes same day depending on the title company and lender. Keys are transferred to the buyer, and the listing closes in MLS.