Not a Zillow guess. A real conversation with Arthur Radtke, followed by a short written plan tuned to your home, your timeline, and your town.
Arthur Radtke · Realtor · eXp Realty
Brewster · Chatham · Harwich · Orleans · Eastham
Step 2 is your name. Steps 3 and 4 take about a minute.
Quick estimates are fine — we'll confirm on the call.
Helps Arthur prep for the right conversation.
Same-day reply on weekdays. No cold calls, ever.
Pulling comps for your address... about 8 seconds.
Arthur reviews each plan personally and will reach out within one business day. Most replies same-day on weekdays.
If anything urgent comes up: (508) 408-7958 · arthur.radtke@exprealty.com
Clearer up front: this isn't an automated tool, and it isn't a listing presentation.
Four steps, start to finish.
The 4-step form on this page. Address first, then a few details. About 90 seconds total.
A 30-minute conversation — preferably by phone first, with a property visit to follow if it makes sense. No PowerPoint.
Value range, timing, prep priorities, sample net sheet, anything specific you raised. Usually 4–6 pages, a few days.
List with me. List with someone else. Wait six months. Use the document however helps.
The exact contents shape themselves to your home and our conversation, but every Custom Home Sale Plan covers these five things.
Zillow, Redfin, and Realtor.com are algorithms trained on millions of suburban properties. They don't work on the Lower Cape — and the math says so:
The Lower Cape makes the problem worse, not better. Algorithms weight square footage heavily and location lightly. They have no model for bayside vs. oceanside, kettle pond vs. Route 6A, walk-to-village vs. back-road — but those are the biggest drivers of Lower Cape price.
The Custom Home Sale Plan is different because it's prepared by a person, not an algorithm. Real comps selected by hand. Market context for this season in your town. Prep priorities for your specific home. It takes longer than 15 seconds because the question deserves longer than 15 seconds.
Every plan follows this structure. Your version is prepared individually after we talk.
Custom Home Sale Plan
Prepared for: [Your Name] · Property: [Your Address] · Date: [Prep Date]
Section 1 Summaryp. 1
Section 2 Value Range and Reasoningp. 2
Section 3 Local Market Read for Your Homep. 3
Section 4 Prep Prioritiesp. 4
Section 5 Marketing Notes for Your Buyer Poolp. 5
Section 6 Honest Risks and Your Net Sheetp. 6
Prepared by Arthur Radtke · eXp Realty · MA License # 9582725
The question every Cape seller asks before they list: "What do I actually walk away with at closing?"
Every Custom Home Sale Plan includes a sample net sheet. A line-by-line estimate of your likely sale price, the costs and fees involved, and what lands in your bank account.
Realtor with eXp Realty, working year-round in Brewster, Chatham, Harwich, Orleans, and Eastham. Office on Munson Meeting Way in Chatham.
Most of the people who request a Custom Home Sale Plan aren't ready to list tomorrow. They want to think clearly first. The Plan is conversation-first instead of form-first — the address you just entered is just the starting point.
Get my Custom Home Sale Plan →Most replies same-day on weekdays. Always within one business day. If you submit on a weekend, you'll hear from me by Monday afternoon. If I'm out on a showing when your request lands, you'll get a short auto-acknowledgement from me letting you know I've seen it and when I'll follow up.
You don't have to share it — phone is optional. If you do share it, it makes scheduling the call faster. Your number stays with me. No cold calls, no list-sharing. Reply STOP at any time.
No. The first conversation is by phone or Zoom — whatever works for you. If you'd like me to walk through the home in person before I write the plan, we'll schedule that as a separate visit. Most first-pass plans don't need it.
Yes — and usually it's better that way. Inherited and family-decision sales especially benefit from getting everyone on the same call. I'll send a Zoom link or you can dial in by phone.
For the written plan, I work from what you tell me during the conversation, what public records show, and what I can see from the road and from listing photos if any exist. If you want me to walk through in person, I'm happy to — it's a separate visit after the first conversation, and most plans don't need it to be useful.
No, please don't. The form has a checkbox asking you to confirm you're not currently under an active listing agreement with another agent. If you're between agents or still deciding, you're welcome here.
It stays with me. I don't sell, share, or pass it to third parties. You'll get the plan and one optional follow-up. After that, you opt in to hear more or you don't.
Those tools use national algorithms trained on suburban properties. Zestimate's median error rate on off-market homes is 7.06% — on a $750K Cape home, that's a $53K miss. Only 36% of Zestimates land within 5% of actual sale price. The Custom Plan is prepared by a person who knows these five towns, with the reasoning written out so you can see why each judgment was made.
Any ballpark I'd give you without a conversation would either be useless (a wide range) or misleading (a narrow range based on incomplete information). The conversation is the point. If you really just want a quick number, Zillow will give you one — just know it's almost certainly wrong for the Lower Cape.
Get your free Custom Home Sale Plan. Most replies same-day on weekdays; always within one business day. No phone calls unless you ask.
Get my Custom Home Sale Plan →Rather hear it out loud? Take thirty minutes instead → Same read on your house, spoken — including the honest answer if it's "not this year." Nothing gets signed.
Confidential. No phone calls unless you ask.
Get my Custom Home Sale Plan →