SELLING IN NORTHERN UTAH

Sell for More. Stress Less. We've Got You.

Selling your home is the biggest financial move you’ll make. We treat it that way — with real marketing, straight talk, and a process built around getting you the best number at the closing table.

What's My Home Worth?
Talk to a Buff

Maximum Exposure.
Expert Execution.

And here’s what nobody else in this valley can offer: we don’t just list your home, we broadcast it. Every listing gets professional video on a YouTube channel people around here actually watch, plus a podcast audience we’ve spent years building. Your house doesn’t wait to be found. We go put it in front of people.

Whats My Home Worth

What "Marketing Your Home" Actually Means

Everybody says they market your home. Here's the actual list of what happens after you sign.

Photography

Professional photography, every listing, no exceptions. Buyers decide in about three seconds whether to keep scrolling. Phone photos lose that fight before the showing is ever scheduled.

Drone

Aerial footage that shows what a ground-level photo can't — the acreage, the setting, the mountains behind you. Up here, the land is often the best thing you're selling.

Video Tours

A real walkthrough, not a slideshow. Buyers moving here from out of state often see your home on video before they ever see it in person, and that video is what gets them on a plane.

3D Tours

Matterport tours on every significant listing. Buyers walk your house at 11pm from four states away, which means the people who do show up in person are already serious.

Podcast & Channel Feature

Your home gets featured on our YouTube channel and podcast an audience of local buyers, sellers, and neighbors we've spent years building. No other brokerage in this valley has this, and it costs you nothing extra.

Social Media Advertising

Targeted paid campaigns on Facebook and Instagram, aimed at the people most likely to buy your specific home. Not a boosted post. Actual campaigns with actual targeting.

IDX &
Syndication

MLS, Zillow, Realtor.com, Trulia, Homes.com, and thousands of syndicated sites. Table stakes — but it needs to be done right, and the listing data needs to be accurate everywhere it lands.

Website
Display

Your home on mtnbuff.com with full control over photos, description, and layout — not squeezed into a portal's template with a competitor's ad next to it.

Open Houses

Run strategically, not reflexively. When an open house creates real competition we run one. When it just puts strangers in your house on a Saturday, we'll tell you that instead.

Home Staging

Staging guidance that focuses on what actually moves the number. Sometimes that's a full stage. Often it's decluttering, paint, and moving four pieces of furniture. We'll tell you which.

Print & Local

Staging guidance that focuses on what actually moves the number. Sometimes that's a full stage. Often it's decluttering, paint, and moving four pieces of furniture. We'll tell you which.

Storytelling

Every house has something — the view, the history, the reason you fell for it. We find that and we lead with it, because specifics sell and adjectives don't.

What are the Steps?

Most sellers have done this once or twice. We’ve done it hundreds of times. Here’s exactly what happens, in order, so nothing about this process is a surprise to you.

1

WE MEET

We’ll meet to discuss your goals, review your home, and explore how we can help you achieve the best results.

2

WE LIST

Once you’re ready, we’ll handle the paperwork, staging, and marketing planning. You’ll have a clear roadmap and know what to expect.

3

WE MARKET

We coordinate your home media day with our content creators, then launch marketing campaigns to showcase your home to potential buyers.

4

WE EXECUTE

We guide you through offers, inspections, appraisals, and negotiations — and we make things happen. You’ll always know your options and we’ll always give you our honest recommendation. No hand-wringing, no wasted time. Just results.

The 100% Satisfaction Guarantee

If you aren’t thrilled with our service before an accepted offer, walk away. No penalties, no obligations. We’ll only ask you to reimburse our hard marketing costs.

Most brokerages lock you into a listing agreement and hope you forget you signed it. We’d rather earn the second month than trap you in it.

Sellers We've Charged Through For

Real clients. Real closings. Watch them tell it themselves.

More Videos

Testimonials

Hear from our clients and see why they trust us with their real estate journey.

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Questions Sellers Actually Ask

Real answers to the questions that matter most when selling your home.

1. What's my home actually worth?
More precisely than any website can tell you. Automated estimates work off public records and general trends — they don’t know you redid the kitchen, that your lot backs open space, or that the comp down the street had a failing foundation.

 

Start with our valuation tool for a real starting range built on actual local comps. Then let us walk it. Ten minutes in your house gets you a number worth trusting, and there’s no cost or obligation for either step.
Plan on roughly 6 to 9 percent of the sale price all in. That covers agent compensation, title and escrow fees, recording, prorated taxes, and any concessions you agree to in negotiation.

The number that matters isn’t the commission — it’s your net. An agent who costs less but markets your home poorly, prices it wrong, or negotiates badly can cost you far more than the difference in fee. We’ll walk you through a full net sheet before you list, so you know what you’re actually walking away with.
In this market, plan on 30 to 60 days on market for a well-priced home, plus another 30 to 45 to close. Ogden Valley and higher price points typically take longer — the buyer pool is smaller and often coming from out of state.

Price is the biggest variable, and it’s the one you control. Homes priced right sell in weeks. Homes priced on hope sit, go stale, and eventually sell for less than they would have if they’d been priced correctly on day one. We’d rather have the hard pricing conversation up front than the price-reduction conversation in October.
It depends on whether you can carry both, and how much risk you’re comfortable with. Selling first gives you a known number and real negotiating power on the purchase — but it can mean a rental or a gap in the middle.

Buying first is smoother if you can afford the overlap, and there are bridge options worth understanding. There’s no universally right answer. We’ll map both paths against your actual numbers and timeline before you commit to either.
Less than you think, and different things than you’d guess. Paint, decluttering, deep cleaning, and landscaping return more per dollar than almost anything else. Major renovations right before a sale rarely return what they cost.

The bigger issue is deferred maintenance that will surface in inspection anyway — a failing water heater, a roof at the end of its life, a septic that’s overdue. Those don’t disappear because you didn’t mention them; they show up as a repair request at the worst possible moment. We’ll walk your house and tell you honestly what’s worth doing and what isn’t.
It’s almost always price, condition, or exposure — and usually price. If a home has had showings but no offers, the market is telling you the number is wrong. If it isn’t getting showings at all, that’s a marketing and pricing problem together.

The hardest part is that the answer rarely changes over time. A home that sat for 90 days at the wrong price generally sells for less than it would have at the right price on day one. If you’re already listed elsewhere and it’s not moving, we’re happy to give you an honest second read on why.
Run the actual numbers, not the story. Rent needs to cover the mortgage, taxes, insurance, maintenance, vacancy, and management — and after all that, compare the return to what you’d get investing the equity somewhere else.

Being a landlord is also a job. Some people enjoy it and build real wealth doing it. Others discover they hate 11pm phone calls about a water heater. We’ll model both and give you a straight answer — including when the answer is “sell it.”
Spring into early summer sees the most buyers, and typically the strongest prices. But it also brings the most competing inventory, so more buyers doesn’t automatically mean a better outcome for your specific home.

Fall and winter buyers are fewer but far more motivated — nobody tours houses in a January storm for entertainment. The right answer depends on your home, your price point, and your timeline more than the calendar. A distinctive Valley property can do better in a quiet market with no competition than in a crowded spring.
No. You can accept, reject, or counter any offer, and the first one isn’t automatically the best one — terms, financing strength, contingencies, and timeline often matter more than the top-line number.

A strong offer from a fully underwritten buyer with a clean inspection window is frequently worth more than a higher offer that falls apart in three weeks. We’ll break down every offer side by side so you’re comparing the whole picture, not just the price.
It’s not automatically a dead deal. There are several paths: the buyer brings the difference in cash, you meet somewhere in the middle, you dispute the appraisal with better comps, or the deal terminates.

Which path is right depends on how strong the rest of your buyer pool is and how much room you have. We’ve handled this many times and we’ll tell you honestly whether to hold firm or take the deal in front of you.

Start With a Real Number

No pressure, no obligation, no salesperson calling you six times. Just an honest look at what your home is worth right now.