A straight answer to every question you asked — nothing you have to dig for.
You're interviewing agents. Fair. So instead of a generic pitch, here's your written CMA, my pricing reasoning, the marketing plan, the commission structure, and my actual closed sales in this zip code — in the order you asked for them.
This sale has a second layer most agents aren't built for.
You mentioned this is part of a divorce proceeding, and that added coordination around approvals, timing, and documentation matters to you. Here's how I run that.
- Nothing moves on one signature. Every offer, disclosure, and amendment gets routed and confirmed with both sellers before I proceed — no unilateral moves that create disputes down the line.
- I coordinate directly with counsel. When attorneys need to review terms, timing, or disbursement instructions, I loop in whoever needs to be looped in — I don't make your lawyers chase me for information.
- Clean documentation, every step. A paper trail that holds up if it needs to be reviewed by the court or either party's attorney — not reconstructed after the fact.
- Timeline built around your reality — mediation dates, court dates, temporary occupancy — not a generic 30-day script.
- Discretion. This isn't content for my social feed. It's a transaction I execute quietly and correctly.
Why the Marine Corps background actually matters here
Eight years operating in structured, high-stakes environments with multiple stakeholders who don't always agree taught me one thing that transfers directly: stay steady, communicate clearly, and keep things moving forward without adding to the tension already in the room. That's the actual job on a sale like this — less hand-holding, more execution.
You don't need someone who treats this like a normal listing and gets surprised when it isn't. You need someone who's already built the process for it.
Recent comparable sales — pulled straight from MLS.
You sent over four comps you were tracking. I pulled the full MLS sheets on all of them plus one more in the immediate corridor. Two of your four were actually already sold, not still active — here's the real data.
Closed Sales — Western Bluffs Blvd / Falcon Ridge Estates Corridor
| Address | Beds/Baths | Sq Ft | Built | Sold Price | SP/Sq Ft | DOM |
|---|---|---|---|---|---|---|
| 3070 Western Bluffs Blvd Directly across the street | 5 / 3 | 3,794 | 2014 | $699,500 | $184 | 16 |
| 3132 Western Bluffs Blvd One block away | 5 / 4 | 3,967 | 2016 | $750,000 | $189 | 20 |
| 3139 Harrier Lane | 5 / 4 | 4,145 | 2015 | $639,900 | $154 | 1 |
| 3113 Peregrine Lane | 4 / 3 | 3,704 | 2015 | $640,000 | $173 | 6 |
All four closed at or within 2% of asking price — three at full list. Average time on market: 11 days. This corridor is absorbing well-priced homes fast, not sitting.
Currently Active — Not Yet Proven
| Location | Beds/Baths | Sq Ft | Built | Status | List Price | LP/Sq Ft |
|---|---|---|---|---|---|---|
| 6610 Cove Creek Dr (Copper Ridge) | 7 / 4 | 4,067 | 2006 | Active — listed 2 days ago | $629,500 | $155 |
On your other comps: the home directly across the street from you and the one a block away have both already closed — at $699,500 and $750,000, full asking price on both, in 16 and 20 days respectively. Neither needed a reduction to sell.
Where I'd start — and why.
Recommended List Price
The reasoning
- 3070 Western Bluffs Blvd — directly across the street from you — sold for $699,500, full asking price, in 16 days. That's the single best comp available and it closed at $184/sq ft.
- 3132 Western Bluffs Blvd, one block away, sold for $750,000 — also full ask — at $189/sq ft in 20 days.
- 3139 Harrier Lane is nearly an exact size twin of your home (4,145 sq ft vs. your 4,150) and sold in a single day at full asking price, at $154/sq ft — the low end of the range.
- All four true comps closed at or within 2% of list price, averaging 11 days on market. This isn't a market where you need to underprice to move — it's one where correctly priced homes go fast at full ask.
- $759,900–$779,900 sits inside what the two most comparable sales on your own street actually closed for, not above or below it.
My final number will move on:
- Interior condition and updates vs. the comps above (I haven't walked it yet)
- Your 6-bed/3-bath configuration vs. comps that run 4–5 bed/3–4 bath — extra bedroom is a plus, bath count is worth discussing
- Lot size, garage, and finish level specifics
- Any timeline constraints from the divorce proceeding that affect how aggressively we price for speed vs. maximum number
How this gets in front of buyers.
Standard package for a listing in this price tier — I'll tailor this once I've seen the home and we've talked through timeline.
Photography
Professional interior/exterior photography, twilight exterior shot for the hero image, and detail shots on any upgraded finishes.
Drone & Video
Aerial drone footage of the lot and neighborhood, plus a cinematic walkthrough video for the listing and social distribution.
3D / Virtual Tour
Matterport-style 3D walkthrough so out-of-town or attorney-side reviewers can see the full property without a showing.
Staging
Staging consultation if occupied — de-personalization and furniture placement guidance; full vacant staging if the home empties before listing.
Syndication
MLS entry pushes to Zillow, Realtor.com, Homes.com, Trulia, and Redfin, plus distribution through eXp's national agent network — the largest brokerage footprint in Montana runs through my office.
Social & Direct Outreach
Targeted promotion through my own channels and direct outreach to buyer's agents actively working West End/Falcon Ridge — not just a public post and wait.
Flag for me: tell me which of the above you want confirmed/adjusted (vendor names, whether the home will show occupied or vacant, and how aggressive you want the video/drone package) and I'll lock it into the listing agreement.
Straightforward — no surprises later.
| Standard listing commission | 6% total, typically split evenly with the buyer's agent (3% / 3%) |
| Dual agency (my brokerage represents the buyer too) | 5.5% total |
The dual-agency rate is lower because there's one fewer set of hands managing the transaction — not a discount for less work. On a sale with divorce-related approval steps, the commission covers what a standard sale doesn't: routing every decision through two sellers (and their attorneys when needed), maintaining a documentation trail that holds up under review, and managing timeline flexibility most buyers and their agents don't expect. That's real coordination work, and it's built into the number above, not billed separately.
Not a citywide average. This specific corridor.
Every closing below is mine, in this immediate market, listed as the agent of record.
| Address | Beds/Baths | Sq Ft | Sold Price | Sold Date |
|---|---|---|---|---|
| 5630 Woodgate Dr | 7 / 5.1 | 5,336 | $1,370,000 | 02/17/2026 |
| 7920 Eland Ave | 3 / 2 | 1,614 | $450,000 | 10/13/2025 |
| 5406 Castle Stone Ave | 3 / 3 | 2,144 | $415,000 | 09/15/2025 |
| 6316 Still River Dr | 3 / 2 | 1,542 | $580,000 | 04/08/2025 |
| 5406 Castle Stone Ave | 2 / 2 | 2,144 | $290,000 | 07/19/2024 |
| 5336 Sundance Mountain Cir | 4 / 3 | 3,256 | $630,000 | 05/02/2024 |
| 1204 S 71st St W | 5 / 3.1 | 3,276 | $827,000 | 11/14/2023 |
| 7405 Monad Rd | 4 / 2 | 2,630 | $621,000 | 03/03/2022 |
| 5452 Gene Sarazen Dr | 3 / 3.1 | 4,024 | $650,000 | 12/12/2021 |
| 4621 Arapaho Lookout | 4 / 3 | 2,252 | $605,000 | 09/05/2021 |
| 3215 Ben Hogan Ln | 4 / 3 | 2,408 | $295,000 | 06/23/2020 |
| 600 Kudu Ave | 4 / 2 | 2,567 | $317,500 | 07/17/2019 |
| 6500 Donny Dr | 6 / 3 | 3,954 | $527,500 | 06/24/2019 |
| 2912 Arnold Palmer Dr | 5 / 2.1 | 2,592 | $299,900 | 03/27/2017 |
| 5625 Shorey Rd | 3 / 2 | 1,901 | $850,000 | Active listing now |
Note 6500 Donny Dr above: a 6-bed home in this same size range that I sold north of $500K. Your home's bed count and square footage are squarely in the range I close most often here — this isn't a stretch listing for me.
The person who'll actually be working this file.
I've spent 20 years building real estate businesses in Montana, and eight years before that in the U.S. Marine Corps — the discipline from one built the other. I'm the first Black realtor and broker in this state, and I've spent as much time building the industry here as working inside it: founding eXp Realty Montana and growing it into the state's largest brokerage, and running the Forrester Group alongside it.
None of that matters to you unless it translates into how your sale actually gets handled. So here's the working version of it: I built this business on service, transparency, and doing things without a script — which is exactly the register a sale like yours needs. Off the transaction side, I'm mentoring my daughter Brooklyn as she starts her own real estate career, co-chair the finance side of the Black eXp Network nationally, and run the Patriot Promise Project for fellow veterans navigating home ownership. I mention that not to pad a bio, but because it's the same person showing up to walk your property who shows up to all of it — steady, direct, and actually present.
"Real estate, done with intention."
Designations
CLHMS (Certified Luxury Home Marketing Specialist) and SRS (Seller Representative Specialist) are the two most directly relevant to this listing.
Values I run the business on
Let's get an hour on the calendar.
I'd like to walk the property, confirm the pricing detail against that outlier listing, and answer anything this page didn't cover. If you're talking to other agents this week, I'd rather be the one who showed up with the work already done.