Selling
Start with what your house is actually worth — from closed sales, adjusted line by line, not from an algorithm that has never been inside it.
Home value
Send the address. We will verify it, pull the closed comparable sales in your submarket, adjust them for square footage, condition, lot, age and flood zone, and come back with a range and the reasoning.
No automated valuation. An algorithm that has never seen your kitchen, does not know the roof is four years old and cannot tell that the house behind you sold to an investor is not an assessment — it is a lead magnet with a number attached.
No obligation, and no sales sequence. One agent reads it and calls you.
Address plus a way to reach you. That is all we need to start.
The programme
Six things, every listing, no tiers. If a brokerage offers you a “premium marketing package”, ask what the standard one omits.
A photographer, not a phone. Wide-angle interiors shot at the right time of day, exterior shots when the light is behind the camera, and a floor plan. Bedford does not list a house with dark photographs — most buyers decide whether to tour from the first three images.
A 3ft × 6ft post-mounted sign, readable from a moving car, with a QR code and a text-for-info code that both lead to the property page. Sign calls are still one of the highest-intent enquiries in this business and they only happen if the sign can be read at 40 miles an hour.
Every listing gets a full page on bedfordrealty.net with its FEMA flood zone, school district, photographs at full resolution and a direct route to schedule a showing. It is indexed, it is shareable, and it does not put your house behind somebody else’s advertising.
Into the Mississippi MLS with complete, accurate data — the fields most agents leave blank are the fields buyers filter on — and out to the portals from there.
Online scheduling with real availability, confirmation by text, and feedback requested after every tour. You see the feedback, including the unflattering feedback, because that is what tells us whether the price or the presentation is wrong.
Showings, online views, saved-search matches, feedback and what we are changing. Weekly, in writing, whether the news is good or not.
The sign
This is the actual artwork, not a mock-up. Post-mounted, 6ft wide by 3ft high, reflective vinyl on aluminium composite, with the office number set large enough to read from a car and a QR code that opens the property page on a phone.
There is also a text code: a passer-by texts the code to our number and gets the price, the photographs and the flood zone back immediately, while they are still parked outside. That enquiry reaches your agent within seconds.
Land, lease and sold variants exist in the same system, so a Bedford sign looks like a Bedford sign whether it is in front of a house in Madison or forty acres in Scott County.
Pricing
Buyer attention peaks the week a house hits the market and falls steadily after. A house priced 8% high does not sell 8% slower — it sells after two price cuts, at a number below where it would have gone in week one, because by then buyers are asking what is wrong with it.
We price from closed sales with the adjustments written down, we agree in advance what evidence would tell us the price is wrong, and we act on that evidence at day 21 rather than at day 90.
Proof
Most brokerage sites in this state publish a list-to-sale-price percentage and a days-on-market figure with no denominator, no date range and no definition. Those numbers are unfalsifiable, which is another way of saying they are worthless.
Here is what Bedford measures on every listing, from the day it goes live:
We publish those figures here once there is a full twelve months of Bedford closings behind them, with the count of transactions stated so you can judge the sample. Until then this section says what it measures rather than what it wishes it could claim.
In the meantime, ask us at the listing appointment for the last ten Bedford transactions in your price band, with the MLS numbers, and check them yourself.
Commission
Real estate commission is negotiable. It always has been — no law, no board, no association sets it, and any agent who implies otherwise is wrong.
Since August 2024, offers of compensation to a buyer’s broker may no longer be published in the MLS, and buyers must sign a written agreement with their agent before touring a home. In practice that means the money that used to move invisibly now moves visibly, and you decide about it deliberately.
You have three options as a seller, and each has a real trade-off:
What Bedford will do: quote our own fee plainly at the listing appointment, put it in the listing agreement in language you can read, show you what sellers in your price band are actually doing about buyer compensation right now, and never tell you a number is “standard”.
If another brokerage will not put its fee structure in writing before the listing appointment, that is worth knowing before you invite them to it.
Powered by Continental Brokers Inc.
Roof age and prior claims history are the two most common reasons a buyer’s insurance quote comes back badly and the deal wobbles. Continental Brokers will tell you where your house stands before it is on the market, not during underwriting.
Powered by Continental Brokers Inc.. Bedford Realty is not an insurance agency.
Insurance products are offered and placed by Continental Brokers Inc., an independent insurance agency. Bedford Realty, LLC is not an insurance agency, does not sell insurance, and receives no commission on policies placed. Coverage is subject to underwriting approval, policy terms, conditions and exclusions.
Seller reviews
Nothing appears in this space until a client writes it and agrees to have it published with their name. If you have closed with Bedford Realty and would put your name to it, write to collier@bedfordrealty.net. Until then, judge us on the pages that carry actual detail rather than a wall of five-star quotes.
FAQ
Commission is negotiable and always has been — no law, board or association sets it. What we will do is tell you our number at the listing appointment, in writing, in the listing agreement, along with exactly what it buys and what portion is offered to a buyer’s broker. Since August 2024, offers of buyer-broker compensation can no longer be published in the MLS, so that is now a separate decision you make deliberately rather than a default you never see.
No, and you never had to. You can offer buyer-broker compensation, offer a concession the buyer can apply as they choose, or offer nothing. Each choice changes how your house competes. Offering nothing narrows your buyer pool in practice; offering too much costs you money you did not need to spend. We will show you what comparable sellers in your price band are actually doing and let you decide.
From closed sales, not from listings. Anyone can find three houses currently asking a number; what matters is what actually closed, when, and after how many price adjustments. We build a comparative market analysis with adjustments stated line by line — square footage, condition, lot, age, garage, flood zone — so you can see how each comparable was adjusted and argue with it.
Some. Paint, landscaping, gutters, a deep clean and anything a buyer will see in the first ten seconds usually return more than they cost. Big-ticket work — a new roof, a kitchen — usually does not return its cost at sale, though a roof over about fifteen years old will affect what a buyer can insure and therefore whether they can close. We will walk it with you and be specific rather than tell you to renovate.
Depends on price band, condition and where the house is. Rather than quote you a market average that describes nobody, we will show you the actual days-on-market distribution for closed sales of comparable houses in your submarket, and tell you where in that distribution we expect yours to land and why.
Mississippi requires a written property condition disclosure statement from the seller on most residential resales, covering known material defects, prior flooding and water intrusion, systems, and structural issues. Fill it in fully and honestly. An incomplete disclosure is the most common route to a post-closing dispute, and "I did not remember" is a poor defence when the neighbour remembers.
Sometimes, yes. If the numbers say you would do better renting it for two years, or that the repair the buyer will demand costs more than the price improvement you are chasing, we will say so. We would rather lose a listing than take one we cannot sell at a price you will accept.
Start
Nothing else on this page matters until you know what the house is worth. Send the address and we will do the work. 601-707-6535 if you would rather talk.
