Five things I commit to in writing on every listing.

No pricing tier ships on a hypothesis. Pima County Assessor record in hand. Long Realty Property Verification doc pulled. 4th-bedroom conversion: no permit required because the space already had closet, window, and vent · confirmed by Jessica 4/28 AM. 9572 E 29th St bull anchor verified on FlexMLS at $365K cash close, 4 DOM, with pool. The Coy file in April had its strategic price built on a 2,489-sqft assumption that turned out to be 2,918 sqft · caught before listing because of this exact verification step. We do not skip it.

Anthony Muse shoots every Lopez & Lopez listing. Always Anthony. Never the discount vendor of the week. Trained by us. The marketing kit on this listing is the complete LPR portfolio package · drone exterior framing the corner cul-de-sac, golden-hour pool with the casita in frame, kitchen at the breakfast bar, LVP flow, casita interior at AC-on framed as workshop / gym / guest quarters, twilight if conditions support, Matterport live walkthrough, professional floor plan, drone aerials. Booked for Tuesday May 2 at 9:00 AM, post-signing.

Confirmed at the walkthrough: §121 exclusion applies. Federal capital-gains tax = $0 at every pricing tier. Within seven days of the signed listing agreement, you receive a written CPA-ready brief documenting the position with your actual occupancy facts and your improvement receipts. The brief is structured to hand directly to your CPA. I prepare the math; your CPA verifies it. Both protect you. This single fact can be worth more than my fee on this listing.

Every "Net to you" figure in every document I send you uses the same numbers. The Phase 1 brief shows Strategic at $389,000 = ~$359,825 net. The hub shows Strategic at $389,000 = ~$359,825 net. The pricing doc shows Strategic at $389,000 = ~$359,825 net. The math is the same in every place because there is exactly one set of inputs. If comps come in below where I expected, I tell you. If the AVM cluster is closer to defensible than the reno premium argument suggests, I tell you that too. If you ask "why $389K and not $365K?" I have a written answer that does not change between Tuesday and Friday.

If after the walkthrough you decide I am not the right agent for this listing, I will refer you to two specific Tucson agents who would be a strong fit. With their direct contact information. No retaliation, no awkward follow-up. The relationship matters more than the listing. I would rather refer you well than win you under false pretenses.

If any promise slips, call.

Every promise above is in writing on this page, in your printed package, and in the listing agreement's addendum. If you ever feel one is slipping · Anthony got swapped, the math drifted between two documents, the §121 brief did not arrive in 7 days · call me. (520) 462-6023. Direct line.

That is the whole job.