Recent west-end comparables, active competition, and what condition and timing are doing to values. It's a number we walk through together, not a black-box estimate.

Commission plus a few fixed costs (legal, possible staging). I'll give you a written net-proceeds estimate before you list, so the number at closing is never a surprise.

Free and unconditional. Most valuations don't turn into a listing that year. The goal is that when you do decide to sell, you already know who to call.

Only where the market pays you back. Part of the valuation is separating the fixes that return multiples from the ones that just cost money.

That's the best time to talk. A year out means we can fix small things that add real value, watch the market together, and time the move instead of rushing it.