Strategic preparation, precision pricing, and expert negotiation. Lisa M. Lum brings deep Peninsula market expertise to every closing.
Four chapters, each finished before the next begins. By the time buyers walk in, the outcome is already shaped.
Pricing is decided before buyers ever see the listing. I build a private valuation from your street's recent sales, lot and school micro-factors, and current inventory, then set a price designed to draw competition in the critical first two weeks.
Staging, high-ROI updates, curb appeal, and professional photography, coordinated end to end through my Concierge Service. Staged Peninsula homes photograph better, show better, and typically return 3 to 5 times the preparation investment.
Your launch is timed and sequenced: MLS, Zillow, Realtor.com, targeted digital campaigns, the Coldwell Banker network, broker tours, and strategic open houses, all landing while buyer attention is at its peak.
Offers are analyzed beyond price: contingencies, financing strength, timelines, and buyer motivation. In multiple-offer scenarios I structure counteroffers and best-and-final rounds to drive value while keeping the transaction on track.
Prefer to talk it through first? Call (650) 668-1868.
My done-for-you pre-market program: design direction, staging, and the right vendors, managed end to end. Drag the divider to feel what preparation changes.
Before the Refresh
Market-ready
One photograph from Feather Lane, Palo Alto, graded two ways to illustrate what preparation changes. The home itself went pending in five days, above list.
From initial valuation to closing day, every detail is managed with precision and care.
Receive a comprehensive market analysis using recent comparable sales, current inventory, and neighborhood trends. Understand exactly where your home sits in today's market before making any decisions.
Request YoursStaged homes in Silicon Valley sell faster and for more. I coordinate with top staging firms to transform your space -- expect to invest $3,000 to $7,500 depending on home size, with a typical return of 3-5x in final sale price.
Learn MoreFirst impressions close deals. From fresh exterior paint and updated landscaping to power-washed driveways and new house numbers, we ensure buyers feel the pull from the moment they arrive. My prep checklist covers every detail.
View ChecklistPricing is both art and science. I study hyperlocal data -- your specific street, lot size, school district, and micro-neighborhood -- to set a price that generates maximum interest and competition in the critical first two weeks on market.
Pricing GuideIn Silicon Valley, savvy sellers order inspections before listing. A pre-sale pest, roof, and general inspection removes surprises, builds buyer confidence, and puts you in control of the narrative. I coordinate the entire process.
Cost DetailsThrough my Concierge Service, I connect you with vetted contractors for strategic upgrades -- kitchen refreshes, bathroom updates, smart-home additions, and EV charger installations that today's Peninsula buyers expect and reward.
Concierge ServiceWith years of work across the Peninsula, I know the nuances of every neighborhood -- from Atherton estates to Menlo Park cottages. This hyperlocal knowledge translates directly into accurate pricing, targeted marketing, and stronger offers for your home.
Selling a home involves dozens of moving pieces. I manage them all: contractor coordination, staging, photography, inspections, disclosures, marketing, showings, and negotiations. You receive a single point of contact who handles every detail with the care it deserves.
My listings consistently sell at or above asking price because of disciplined preparation and aggressive marketing. I invest in professional photography, drone footage, virtual tours, targeted social campaigns, and the Coldwell Banker network to ensure your home reaches the right buyers.
Working with clients in English, Chinese, Japanese, and French, I connect your home to Silicon Valley's diverse buyer pool -- including international buyers relocating for tech opportunities who often represent the most motivated and qualified segment of the market.
Typical seller costs include broker commission, staging ($3,000-$7,500), pre-sale inspections ($1,000-$2,000), property preparation and repairs (varies), transfer tax, and title/escrow fees. On a $2.5M Peninsula home, total seller costs generally range from 6-8% of the sale price. I provide a detailed net sheet estimate before you list so there are no surprises.
Professional staging in Silicon Valley typically costs $3,000 to $7,500 for an initial setup plus a monthly rental fee. For most Peninsula homes, this investment returns 3-5x in higher sale price. Staged homes sell faster and photograph dramatically better, which drives more online interest, more showings, and ultimately more competitive offers.
San Mateo County's documentary transfer tax is $1.10 per $1,000 of sale price. On a $2.5M home, that's $2,750. Some cities impose an additional transfer tax -- for example, San Mateo city adds $0.55 per $1,000. Santa Clara County cities have their own rates; Palo Alto charges $3.30 per $1,000. I calculate the exact amount for your specific property and city in your net sheet.
In most cases, yes. Pre-sale repairs and inspections remove negotiation leverage from buyers and demonstrate transparency. Focus on structural issues, deferred maintenance, and cosmetic updates with high ROI. Through my Concierge Service, I help prioritize which repairs deliver the best return and which to leave for the buyer.
Well-priced homes in desirable Peninsula neighborhoods typically receive offers within 7-14 days of listing. The full timeline from preparation to closing runs 60-90 days: 2-4 weeks of preparation and staging, 1-2 weeks on market, and 30 days to close escrow. I create a custom timeline for your property based on current market conditions.
Some owners prefer to explore a sale privately — no sign in the yard, no public marketing, no open houses — until the timing and terms are right. If that’s you, start a confidential conversation with Lisa. Nothing goes public until you decide.
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