Selling your home in Richmond? You'll work directly with Curt and Heather.
From your first valuation to closing day, you work directly with Curt and Heather, no handoffs, no call centers. We help Richmond-area sellers price with confidence, prepare their home well, and sell with a clear plan.
Our Selling Process
Preparation
We walk your home before it lists — decluttering, small repairs, staging, and photography — so it shows at its best from day one.
Pricing Strategy
We back up our pricing with real comps and current Richmond-market data, so you list at a number that draws serious buyers and holds up at appraisal.
Marketing
Professional photography, a compelling listing story, and targeted online exposure get your home in front of the right buyers fast.
Offer Strategy
When offers come in, we walk you through every term — not just price — and negotiate on your behalf so you close with confidence.
Start with a strategy, not a sign in the yard
What Sets Us Apart
Before we ever put a sign in your yard, we sit down together to talk through your goals, your timeline, what your home is really worth in today's Richmond market, and how to prepare it to sell well. You get honest advice on pricing and preparation, not pressure. From listing day to closing day, you work directly with Curt and Heather. No handoffs, just a clear plan.
Seller Guides from Two Dog Realty
Practical, Richmond-specific guidance from Curt and Heather Reichstetter for every stage of selling a home.
How to Price Your Richmond Home for Sale
Why Overpricing Your Richmond Home Can Cost You
Preparing Your Richmond Home for Sale: What Actually Matters
What Really Adds Value Before Selling Your Home in Richmond, VA?
How to Evaluate Offers on Your Richmond Home
Why Homes Sit on the Market in Richmond, VA
Should You Sell First or Buy First When Moving in Richmond?
Selling questions we hear often
What should sellers leave buyers at closing?
Leave the agreed keys, access devices, appliance and system information, warranties, service records, and useful property-specific instructions. Everything should be organized, clearly labeled, and consistent with the contract and written closing instructions.
Which keys and access devices should a seller leave?
Leave all agreed house, mailbox, storage, shed, gate, and other keys, along with garage remotes, gate controls, and access instructions. Label each item so the buyer knows what it operates.
Should sellers leave appliance manuals and service records?
Useful manuals, transferable warranties, recent service records, and contractor information can help the buyer operate and maintain the home. Remove documents that contain private account, payment, or personal information.
How should sellers handle smart-home devices?
Remove the property and devices from personal accounts, clear stored personal information, and provide the buyer with manufacturer reset or setup instructions. Do not share personal passwords.
Should leftover paint, flooring, or tile stay with the house?
Only leave useful matching materials when they are labeled, safely stored, and approved. Do not leave unidentified chemicals, damaged materials, or unwanted items for the buyer to dispose of.
When should sellers turn off utilities?
Keep utilities active through the contractually required time and follow the agents’ or closing attorney’s written instructions. Turning services off too early can interfere with the final walk-through or closing.
How clean should the house be at closing?
Follow the purchase agreement. A common expectation is a broom-clean home with personal belongings and trash removed, but the written contract and any negotiated terms control.
Can a seller leave furniture or other belongings for the buyer?
Only with the buyer’s agreement and when consistent with the purchase contract. An item the seller considers useful may be an unwanted disposal problem for the buyer.
What is my home worth?
A value range comes from recent comparable sales, current competition, condition, location, and buyer behavior—not one automated estimate. We prepare a tailored pricing discussion for your home.
Why not list high and see what happens?
Because the first days bring the most attention. A price that misses the market can lead to fewer showings, stale days on market, and reductions that buyers interpret as a problem.
How will you market our home?
We build a tailored plan that begins with professional photography and strong listing presentation, then uses targeted distribution, video, social channels, and direct communication where it fits the property.
Do you advertise every listing the same way?
No. The foundation is consistent, but the strategy changes with the property, buyer audience, price range, location, and story of the home.
Do we have to leave for showings?
Usually, yes. Buyers need room to talk candidly and picture themselves in the home. We help you build a showing plan that is respectful of your real life.
What should we do with pets during showings?
For safety and a calmer buyer experience, take pets with you or arrange secure care. We love dogs, but even friendly animals can make buyers move quickly through a home.
How do you help us compare offers?
We compare the whole offer: price, financing, appraisal and inspection terms, contingencies, closing timeline, deposit, and the buyer’s ability to perform.
What must I disclose when selling a home?
Virginia disclosure requirements depend on property type and facts. We help you work through the required forms carefully, but you should disclose known material issues honestly and completely.
Can I buy a new home before selling mine?
Often, yes, but the right path depends on your equity, financing, risk tolerance, and timing. A bridge loan can be useful in some situations, but it is not the only solution.
What is a bridge loan?
A bridge loan can help qualified owners use equity from their current home to buy before the sale closes. Your lender explains qualification, cost, and risk; we help coordinate the real-estate timeline.
Do you work with downsizers and seniors?
Yes. We understand that this is often a life transition, not just a transaction. We pace the plan carefully, coordinate vendors when useful, and help simplify decisions.
Can I use a HELOC to buy a new home before selling my current one in Richmond?
Often, yes. A home equity line of credit (HELOC) on your current home can supply the down payment for your next one, so you can buy first and sell afterward without making your offer contingent on a sale. Curt Reichstetter's Glen Allen clients did exactly this in 2026; a lender can tell you whether you qualify and what the payments look like while you own both homes.
What happens if an inspection finds a crawl-space or foundation problem right before closing?
It doesn't have to derail the sale. In a 2026 Glen Allen sale, a crawl-space inspection two weeks before closing found degraded insulation, no vapor barrier and microbial growth; Two Dog Realty helped set a practical repair scope, found contractors who could start quickly, kept buyer, lender and inspectors informed, and the home still closed on time at asking price.
Have a different question?
Browse all of our answers on the FAQ page, or call or text Curt and Heather at (804) 370-1210.
Thinking about selling your home?
Whether you're selling a longtime home or a recent purchase, Curt and Heather would love to hear from you. No pressure, no handoffs, just a real conversation about your goals and what your home could bring in today's market. Book a strategy call: call or text (804) 370-1210, or email Curt@CurtSellsRVA.com.