Selling Your Home or Property with Kiklis Real Estate

I'm Mark Kiklis. I've been a broker in Woburn for twenty years, and the listing side of this firm is my practice. Before we talk about marketing plans and open houses, I want to raise the two questions most agents never ask — because they're worth more to you than everything else on this page.

First Question: What Are You Actually Selling?

Most sellers assume they're selling a house. Sometimes they're selling a lot with a house on it, and the difference is worth six figures.

I've spent my career in new construction and development, which means I evaluate every listing the way a builder would before I price it the way an agent would. Does the zoning allow more than what's standing? Is the lot subdividable? Is your dated ranch on a street where builders are paying land value? In some of the towns I work — Woburn's West Side, much of Lexington and Burlington, the blocks near Reading Depot — the answer changes who your buyer is, how the property should be marketed, and what it's worth.

If your property has development potential, I'll quantify it before we list: zoning capacity, what builders are actually paying, and what that means for your price. If it doesn't, I'll tell you that too, and we'll sell it as the home it is. Either way, you decide with the full picture. That analysis is part of the listing, not an upsell.

Second Question: Who Is Your Buyer?

A house that works for a young couple, a house that works for a downsizer, and a house that works for a builder get prepared, priced, and negotiated three different ways. Pricing isn't a number pulled from the town median — it's what comparable homes on comparable streets actually closed for, read against who is bidding in your segment right now. That's the analysis you'll get before we settle on a price, and it's free whether or not you list with me.

The Rules Changed on Sellers, Too

Buyer-agent compensation is now a deal-by-deal decision — yours. Since August 2024, offers of compensation to buyer agents no longer appear in the MLS, and nothing is assumed. Whether and how much to contribute toward a buyer's agent is now a negotiation term, weighed offer by offer against price and terms. There are real strategic reasons to contribute in some deals and not in others, and I'll walk you through that math on your actual offers rather than hand you a blanket rule.

You can no longer ask buyers to waive inspections — so preparation matters more. Since October 2025, Massachusetts prohibits sellers and their agents from requiring or encouraging inspection waivers as a condition of accepting an offer. Every buyer now arrives with an intact right to inspect and to walk based on what they find. The practical consequence: surprises that used to surface after a waived inspection now surface mid-deal, where they cost the most. My prep advice is built around that — fix what's cheap and alarming, disclose what isn't, and price what remains. Sellers who prepare for the inspection win it.

What the Marketing Actually Is

Professional photography, accurate floor plans, MLS syndication to every portal, and open houses are the baseline — anyone who presents these as a differentiator is telling you they don't have one.

What I add is positioning. The listing gets written for its actual buyer, not for everyone. If the value is in the lot, it's marketed to builders and my development network sees it. If it's a commercial or investment property, it's underwritten and presented the way that buyer pool expects — NOI, not adjectives. And because I've worked these towns for two decades, a meaningful share of my listings find their buyer through people I already know.

Commercial and Investment Property

Alongside residential listings, I sell commercial and investment real estate — land, multifamily, mixed-use, and owner-occupied commercial. That work is supported by underwriting, feasibility, and highest-and-best-use analysis, and by a buyer pool of developers and investors that a residential-only agent doesn't reach. If you own an investment property and aren't sure whether to sell, refinance, or reposition it, that's a conversation I'm equipped to have with real numbers.

How It Goes

We start with the valuation and the two questions above. Then prep — what to fix, what to disclose, what to leave alone, and I'll be specific rather than handing you a forty-item checklist. Then market, with the positioning right the first week, when the attention is highest. Offers get evaluated on price, terms, financing strength, and inspection posture together — the highest number is not always the best offer, and I'll show you why on paper. From accepted offer through purchase and sale, appraisal, and closing, I manage the sequence and you'll know where things stand at every step.

Start with the Number

Every listing conversation starts the same way: what is it actually worth, and is any of that value hiding in the land? Call, text, or email — you'll reach me directly, and the first conversation costs you nothing.