By Joe Nelson — Retired Air Force, Nelson Home Group Team Leader and Mortgage Loan Originator
Nelson Home Group, Keller Williams KC North
Every agent says they work hard. We would rather show you the receipts. Below is exactly what we do for a listing anywhere in the Kansas City area, both sides of the state line, in the order we do it, including the parts most agents leave vague. Compare it line by line against anyone else you are interviewing.
Every number here can be checked at the source. Read the reviews.
The plan, with timing attached
What you get, and when you get it
Most listing presentations hand you a list of tactics you have no way to evaluate. You have never sold enough houses to know whether one agent’s plan is better than another’s. So here is ours in full, so you can hold us to it.
Get the house right before the market sees it
- A walkthrough with our stager and a written prep punch list with honest costs and honest returns. Not a wish list. Only the work that pays you back.
- Professional measurement to settle the above grade and below grade square footage, and correction of MLS data errors before a buyer or an appraiser finds them.
- Professional photography including a twilight exterior. Competing listings are already using twilight images and they win the scroll.
- A measured floor plan graphic, because buyers want to understand the layout before they schedule.
- A property tour video with interior shots and drone footage, plus professional drone stills.
- An optional one to two week Coming Soon window to build a showing queue, so week one produces volume instead of a trickle. We recommend it.
Professional photography from homes we have listed across the Kansas City area. This is the standard, not an upgrade.
Optional, and worth it
Coming Soon: preheating the oven
Most homes hit the market cold. They go active on a Thursday, a few people see them that weekend, and if the house is good it can be under contract in days. That sounds like a win. It is not, because the whole buyer pool never had time to find out it existed.
If you have two weeks to let it cook, we use them.
The listing goes live in Coming Soon with every professional photo. Buyers and their agents can see it, save it and start asking about it. Nobody can tour it yet. That is the point.
When we have the full runway, the paid social ad runs the week before you go active, using the video shot during your professional photo session. Same shoot, no second production. That is the week interest turns into a list of people waiting.
Week one produces real volume instead of a trickle, because buyers have had time to plan around it rather than stumbling onto it.
This is optional, and the timing flexes. If you need to be on the market tomorrow, we go tomorrow, and the paid ad runs the week you go active or the week after instead. What does not change is that it runs. But when a seller can give us the runway, this is the part of the plan that most changes what week one looks like. See it work on a real listing: how a Coming Soon window had buyers lined up before showings ever opened. More on timing in our complete guide to selling a home in Kansas City.
Put it everywhere a buyer is actually looking
- Heartland MLS listing with the full photo set, the floor plan, and copy written for the specific buyer we identified for your home.
- Syndication to Zillow, Realtor.com, Redfin, Homes.com, the Keller Williams network and many others.
- A dedicated property page on nelsonhomegroupkc.com, built so your listing surfaces in Google search and when buyers ask AI assistants about homes for sale in the area.
- A targeted paid social ad with video.
- A public open house the first weekend.
The property page is the piece almost nobody else in this market is doing. Buyers have started asking AI assistants what is for sale before they ever open a portal. A listing that only exists inside the MLS and the big portals is invisible to that question. Yours will not be.
New effort every week, not a repost
- A new marketing action every single week. New social creative, a feature-focused email to our buyer database, or a second open house. Not the same post recycled.
- Showing feedback requested within 24 hours of every showing and passed to you unedited. Including the feedback you would rather not read.
- The weekly written report. More on that below, because it is the part we would judge an agent on if we were you.
When offers arrive, price is one term out of many
- Every offer presented with the full terms broken down: financing type, credit requests, inspection posture, closing timeline and expiration.
- Buyer financing verified before your property comes off the market. The highest number is worth nothing if it cannot close.
- If multiple offers arrive, they are presented right away and run with a highest and best deadline communicated through the showing system.
The part you can verify
The weekly report is the promise you can actually check
You know the pattern, because you have lived it or heard about it from someone who has. The sign goes in the yard. Everything is exciting for about a week. Then it goes quiet, and the next real conversation you have with your agent is the one where they ask you to drop the price.
We do the opposite, in writing, every week. Here is what lands in your inbox:
No surprises
The price conversation is agreed before we list
Almost every home that sells does it inside the first thirty days, and the odds fall off sharply after that. So day fourteen is the review point, regardless of how things feel. That is not nerves. It is arithmetic about the window we are working in.
Raw showing count on its own tells you almost nothing. What matters is your showing count measured against the competing listings buyers are choosing between, which is exactly why that comparison is in your report every week. Here is the read, agreed in advance:
| What the report shows | What it means | Likely correction |
|---|---|---|
| Competing listings are getting more showings than yours | Buyers are filtering you out before they ever walk in. That is a price signal, not a marketing one. | Roughly 3 to 5 percent high |
| You are on pace or ahead of the competition, but no offers | Buyers are coming and passing. The price is close but not quite there. | Roughly 2 to 3 percent high |
You will never get a surprise phone call about price from us. You will get a number you already agreed to look at, on a date you already knew about.
Straight talk
Where we are honest about video
Every agent in the metro promises video. Almost none of them tell you when it is not worth shooting. We will.
| Price point | What we do |
|---|---|
| Under roughly $200,000 | No property video. We say so plainly and put the weight on photography, distribution and the weekly report, which is where the return is at this price. |
| Roughly $200,000 and up | Full property tour video with interior and drone footage, plus vertical cuts from the same shoot for social. |
| Acreage with recreational appeal | Property tour video at launch, plus an ATV or UTV trail ride piece within the first month, cut from the same footage. Aerial stills and a boundary overlay map, and distribution to land-specific platforms alongside the residential portals. |
The bench
Why a team beats a single agent
A solo agent is a single point of failure. When they are at a closing, in a listing appointment, on vacation, or sick, your listing waits. Ours does not.
Nelson Home Group, Keller Williams KC North runs specialists rather than generalists. Someone whose job is showings and feedback. Someone whose job is marketing and the property page. A transaction coordinator whose entire job is making sure nothing in your contract falls through a crack between the accepted offer and the closing table. You get the whole bench, not one person’s calendar.
No hostages
If we are not doing our job, you can leave
Nelson Home Group, Keller Williams KC North is a veteran-owned business built almost entirely on referrals, which means every transaction has to earn the next one. We are not going to hold you hostage to a contract to keep a sign in your yard. If we are not delivering what is on this page, tell us, and if we cannot fix it we will let you out.
An agent who needs a contract to keep your business is telling you something. So is one who does not.
Questions
Frequently asked questions about hiring us
Why should I hire Nelson Home Group to sell my home in Kansas City?
Because everything on this page is written down and checkable. We are the highest-rated real estate team on Google in the Kansas City metro with more than 1,200 five-star reviews, we are in the top 1% of all Kansas City metro agents, and we have served more than 1,000 families since 2017. You get a written prep punch list before we list, a full marketing plan with timing attached, and a written report every single week you are on the market.
How is Nelson Home Group different from a single agent?
You get specialists instead of one person doing everything. Showings and feedback, marketing and the property page, and a dedicated transaction coordinator running your file from accepted offer to closing. A solo agent is one calendar and one point of failure. If they are unavailable, your listing waits.
What does it cost to hire Nelson Home Group?
Commission is negotiable and is agreed in writing before we list, as it is with every brokerage. What we will not do is quote you a number before we have seen your home, because the marketing plan scales to the property and the price point. Ask us at the appointment and you will get a straight answer with the plan attached to it.
What areas of Kansas City do you serve?
The entire Kansas City metro, on both sides of the state line. Overland Park, Olathe, Lenexa, Leawood, Shawnee, Prairie Village, Lee’s Summit, Blue Springs, Independence, Liberty, North Kansas City, Parkville, Platte City, Smithville and the surrounding suburbs. If it is in the Kansas City metro, we work there.
What kind of communication can I expect?
Showing feedback inside 24 hours, passed to you unedited. A written report every week covering activity on your home, activity in your area, all feedback received, next steps, and your showing count measured against competing listings. Plus a scheduled review at day fourteen. You should never have to call us to find out what is happening.
How do you help sellers get the most for their home?
Three things, in order. Pricing built from a real comp analysis rather than an automated estimate. A prep punch list that shows you which specific improvements move your home into a higher price tier and what each one costs. And verifying buyer financing before your home comes off the market, because the highest offer is worth nothing if it falls apart in underwriting and puts you back on the market with days on market already spent.
How do you handle low appraisals and inspection problems?
Both are negotiations, and both are survivable when they are handled early. On inspection, we go through the report with you and separate what is a genuine defect from what is a buyer asking for a discount. On appraisal, we prepare the comparable sales package up front rather than reacting after a number comes in low. Nothing here is guaranteed, but neither one has to end your sale.
Will I work directly with Joe Nelson?
Joe is involved in pricing and strategy on every listing the team takes. Day to day you will work with the agent assigned to your listing and with our transaction coordinator. That is deliberate. You get more attention from a team where each person has one job than from one person trying to do all of them at once.
Do you handle open houses and marketing yourselves?
Yes. A public open house the first weekend, a second one as part of the weekly marketing rotation, professional photography and video, the dedicated property page, syndication to the major portals, and a targeted paid social ad with video. Every week on the market gets a new marketing action, not a repost of the last one.
Can I cancel my listing if I am not satisfied?
Yes. If we are not delivering what is described on this page, tell us. If we cannot fix it, we will let you out of the agreement.
Is Nelson Home Group a veteran-owned business?
Yes. Joe Nelson served 21 years in the Air Force, and Nelson Home Group, Keller Williams KC North is veteran owned and operated. We work with a lot of military families, VA buyers and sellers, and people relocating in and out of the metro on orders.
Interview us alongside whoever else you are considering
Bring this page with you. Ask the other agents for their marketing plan with the timing attached and their weekly reporting commitment in writing. Then compare.
Marketing services and timelines described on this page reflect our standard listing plan and may be adjusted for a specific property, price point or market condition. Nothing here is a guarantee of a specific sale price or timeline. Commission rates are negotiable and are not set by law or by any brokerage.