PREPARED FOR WILLIAM & CHRISTY
28536 NE TOLT HILL RD, CARNATION
Your Real Team
Meet your agents and the brokerage
Galya Kirstine PARTNER | FOUNDER
Galya Kirstine began her real estate career in 2000 and quickly established herself as a leader in the Eastside real estate market She joined the NWG team in 2014 and continued her focus in Eastside sales, leadership, and Director of Eastside Luxury In 2018 they were selected as the launch partner for Compass’ expansion into the Seattle market In 2022, Galya helped establish Real Residential as Partner and Founder
Galya’s move into a co-founding role with Real Residential is the culmination of a successful career in which she has consistently ranked in the top 1% of Washington brokers A native of the Eastside region, Galya is intimately familiar with all aspects of the local markets; she specializes in resale, the luxury home market, and new construction homes in the greater Seattle area She also has an impressive background in builder projects and has built homes from the ground up herself, too she’s someone who knows every square inch of a quality home, right down to the studs This deep knowledge base helps her better serve her clients, guiding them through key decision-making
Additionally, Galya’s strong commitment to her clients shines through in Real Residential’s Real Duty of Care, a promise it makes to every client including a focus on honesty, transparency, and exceptional service throughout the home buying and selling process When you choose Galya as your agent, you get more than just the vast technical knowledge she brings to the table You get her enthusiasm for real estate and her passion for client satisfaction
Sally LaFramboise Gage
BROKER | FOUNDING MEMBER
Washington native Sally LaFramboise has an exceptional talent for making her clients feel educated, empowered and supported throughout their home sale or search She's incredibly responsive, professional and knowledgeable With her lifelong passion for homes and talent for helping people, Sally believes that real estate is more than a job, it's her true calling No matter her clients' goals, she's dedicated to cultivating trust and long-term relationships by creating the best possible experience Intellectually curious and devoted to providing useful, timely advice, Sally devours market data and neighborhood trends and teaches clients about the often-daunting buying and selling process She also offers workshops alongside a local mortgage lender to put potential homebuyers on the best possible footing for reaching their ownership goals
After graduating from Washington State University with a double major in accounting and marketing, Sally worked as an accountant, a career she credits with honing her analytical skills and ability to focus on each transaction's bottom line She launched her real estate career as an executive client manager for a high-volume team, where she learned the art of providing exceptional client service and optimal outcomes for high-profile clients Today, Sally delivers that same grace under pressure and unwavering focus for buyers and sellers at every price point
Originally from Kirkland, Sally and her husband live North Bend, with their 2-year-old daughter Goldie and golden retriever, Harvey In their free time, they enjoy traveling and hosting friends and family at their home
Cienna “CC” Ciobanu
Executive Client Manager
CC was born and raised on Mercer Island and is a 3rd generation Islander It’s been her dream to work in real estate since she was in high school CC graduated from Texas Christian University (TCU) with a Bachelor’s in Business Administration in Marketing She previously worked in healthcare recruiting in the Phoenix/Scottsdale area before making the transition to real estate
CC puts loyalty and trust first in all aspects of her life She prioritizes strong communication and responsiveness, while fostering and building relationships with everyone that she meets She takes great pride in remembering all the little details
In her free time, CC loves to bake and cook, watch sports (especially football), stay active, and spend time with family, friends, and her dog, Cinnamon She also has a love for all things fashion and design
Notable Sales
A track record of success in comparable markets that showcases our expertise to sell your home with confidence
Carnation
$2,500,000
Sammamish $1,430,000
The power of partnership: Real Residential is a true collaborative of industry leaders in Seattle and on the Eastside. Every client we serve has the support of not only the Broker they entrust on their sale but also benefit from the creativity, advocacy, and reach of the top Brokers in the region.
The Real Duty of Care
Every person deserves honesty We promise that honesty will be at the core of every communication we have with our clients
We promise to elevate our client over any self-interest
We promise to advise and educate
We promise to treat our clients’ home as though it were our own
We promise to remain in our clients’ lives for anything they need that enhances their joy and convenience in their home
We promise that any request from our client will be answered honestly and timely
We promise to treat our fellow Broker colleagues inside and outside of Real with care and consideration
We promise to be REAL
2025BrokerageStats
$1.13B+ 554
Homes Sold Volume Sold #1 Team Voted by Real Trends
RealResidentialManifesto
$2.03M
Average Sale Price
For most of us, a house is our single-greatest financial asset But a house is more than a structure for shelter and space it’s often also a home, and home is one of the most emotional assets we can own
The process of buying or selling a home can feel daunting, and it’s frequently cloaked in mystery and uncertainty especially in a competitive market like the Seattle metro Mortgage interest rates are unstable, properties are scarce, and bidding wars are tense But even amidst the chaos, it can also be a journey of joy in which you dream of your new life or experience financial opportunity Most of the time, the difference between a bad experience and a good one is the team supporting you
Our team is a select, nimble group of experts focused on our local communities and intentional about slow growth so we can provide the best service to our clients We’re on a mission to redefine the duty of care in real estate to mean more than just legal obligation For us, duty of care is a standard of how you treat people, and it starts with honesty Honesty means educating you about market conditions (so you can make your best decision) and advocating for you like you ’ re a family member Honesty means telling you what you need to hear, not just what you want to hear Honesty means doing everything in our power to make your dreams come true.
Honesty means being real And we promise to be real with you
NWG is founded in Downtown Seattle
NWG expands to Bellevue/Eastside
NWG becomes top independent brokerage in WA with over $500 million sold annually
NWG joins Compass as the Founding Team
NWG is ranked top team in WA and #4 Nationally in WSJ
Real Residential is founded and launched by the original NWG team
Real Residential is ranked top team in WA and #6 Nationally in WSJ
The Community That Makes Us Real
Shaping the community around us is a key component of every broker’s mission at Real Residential. We are in a position where giving our time, money and resources to those in need is a privilege It has been our greatest honor to support the organizations below with the important work they are doing in King County year after year, always offering opportunities for our clients to join us in those efforts
MARY’S PLACE
Annual donation drive at Burke-Gilman Brewery where our clients join for an evening of music, food and meaningful participation We collected sheets, blankets, towels, maternity clothes, children’s books and hygiene kits
RAINIER SCHOLARS
We are proud sponsors of the Rainier Scholars program. In addition to financial support, we offer a summer intern program exclusively for these high school student Scholars who are interested in learning more about the residential real estate industry
YOUTHCARE
For over 15 years, the brokers of Real Residential have supported YouthCare by hosting an annual blanket and coat drive for clients and our community
UNIVERSITY DISTRICT FOOD BANK
Annual donation drive at Kraken Iceplex where our clients join for an evening of skating, food and games while raising money and collecting items for a great cause
Marketing Your Home
The quality of Real's representation of your home reflects you as the seller Because of that, we have curated an extensive marketing plan to ensure your home is shown in the best light.
Real Concierge Services
A Thoughtful Approach to Trusted Home Services
We understand that homeownership involves more than just buying and selling it’s about maintaining and enhancing your home over time. Whether you need a reliable cleaner, landscaper, electrician, or contractor, we ’ re here to personally connect you with our carefully vetted and trusted professionals who align with your needs
Our Commitment to You:
Personalized Recommendations | We take the time to understand your unique needs and match you with the best professional for your project We have personally vetted these professionals and worked with them firsthand to ensure reliability, saving you the hassle of searching online and trying to find someone yourself
A Trusted Network | We’ve built strong relationships with high-quality, vetted professionals across various home services to ensure reliability and excellence Ongoing Support | Our role doesn’t end with an introduction we ’ re here to check in, provide guidance, and ensure you ’ re satisfied
How It Works:
1 Reach Out | Let us know what you need help with, whether it’s a simple repair, deep cleaning, or a fullscale project
2 Personalized Connection | We’ll introduce you to a trusted expert from our database suited for your specific request
3 Continued Support | We stay connected to ensure everything runs smoothly and you ’ re happy with the results
Pre-listing Value add Services
Electrical Painting
Landscaping
Handyman services
Carpet cleaning
Staging
Power washing
House cleaning
Inspections
Plumbing
Staging your Home
We pair your home with the top stagers in the Northwest based on architectural style, budget, and Buyer profile partnering only with teams who also offer full interior design services A few of our preferred stagers below:
Experience Design Project (EXP)
Seattle Staged to Sell
Andrea Braund
Rosichelli Design
Zable Staging
Spade and Archer
Pure Home Studio
Draper Design
Jluxe Designs
Schooley & Co
Urban Design
Urban Domain
Decorus
Nob Hill Style
Upstaging
Onstage
Manifestaging
David Robertson
Professional Photography
We work with the best photographers in the PNW
Listing Website, Social, and Video
Your home will have a dedicated property website, video and a social post on our Real Residential Instagram account
Top of the Line Marketing Collateral
We create a suite of print marketing collateral to be featured at your home including a booklet or brochure, a feature sheet to showcase your homes best features, and a mailer sent out the nearest 100 neighbors.
INTRODUCING THE APP
We’re thrilled to announce the launch of the all‐new Real Residential App your personal real estate concierge Whether you're buying, selling, or in need of helpful resources, the app is designed to simplify every step of the journey With smart search tools, full MLS access, real-time updates, and direct agent support, it’s like having a fullservice team in your pocket
Smart, Personalized Searches
Filter by budget, location, or lifestyle
Save custom searches and favorite listings in one organized place
Instant Notifications
Get real‐time alerts for new listings and updates on your saved properties
Full MLS Access
View Active, Pending, Sold, and Open House listings directly in the app
Seller and Buyer Tools
Receive guidance on pricing, staging, and marketing
Explore in‐depth neighborhood guides
Real Concierge Program
Gain exclusive access to our Real Concierge Program for trusted home‐improvement vendors
Investor Features
Find and evaluate potential investment properties
Leverage data‐driven ROI insights
Direct Agent Access
Call, text, or chat with a local expert right from the app
Privacy you can trust
Your data is protected and never shared without your consent
Specific Strategies for Your Home
PREPARATION
Consider a pre-inspection to identify and address any up-front items and help streamline negotiations
Systems and safety maintenance including HVAC servicing, smoke and carbon monoxide detector testing, and light bulb replacement as needed
Permit and work ETA of the septic rebuild are currently in process
Establish a clear landscaping and yard restoration plan following the septic rebuild so we can properly communicate the finished vision to potential buyers
Final staging edits and styling tweaks as needed
Landscape touch-ups and exterior clean up prior to launch as needed
Window and exterior cleaning
Final decluttering and simplification for showings
Strategic launch timing and marketing rollout
MARKETING STRATEGIES
Mailer to closest 200 homes
Mailer to logical move-up buyers
Interior signage highlighting notable home features
Boosted social media ads
Email to top broker database
Reverse prospect email to MLS database
Neighborhood feature on custom website and inhome collateral
Social video walkthrough
Broker and public open houses the week of listing
Marketing Timeline
5/22-6/5
6/9
6/9
6/10
6/10
6/10
6/9
6/13-6/14
6/16
Septic application in process and approved
Live on the multiple listing service and syndicated sites
Custom website live & marketing material published
Mailing to 100 homes announcing your listing
Email campaign to agents and advocates
Initial social media launch
Broker’s open house
Public open house (if desired)
Submission print publications
Communication
The key to a successful relationship during the transaction process begins and ends with communication Clear and timely communication can prevent misunderstandings, resolve conflicts, and ensure that all parties feel supported and are on the same page throughout the process Effective communication can also help streamline the transaction and make it more efficient, ultimately leading to a successful outcome for all involved
We use three different streams of communication:
Weekly Updates
Group text threads
Phone calls
Weekly Updates
Our weekly updates include a summary of the work completed during the week, any milestones achieved, and any upcoming tasks or deadlines It's also important to address any concerns or issues that may have arisen and discuss plans to address them
Your Home Valuation
We’ve compiled detailed comps and local market insights to help position your home effectively for today’s market
Single Family Multi-Map Summary
SuggestedPricing
Thankyouagainfortheopportunitytorepresentyouinthesaleofyourhome Afterreviewing therecentcomparablesales,currentinventory,buyerbehavior,andtheoverallpositioningof theproperty,westronglyencouragethat thehomebepricedthoughtfullyandstrategically withintoday’smarketconditions.
MarketComparableSales
Ingeneral,thereareveryfewtruelike-kindpropertiesinthemarketwhentryingtomatchthe combinationofsetting,squarefootage,lotsize,andoverallfeelyourpropertyoffers.Becauseof that,pricingbecomeslessaboutfindingexactmatchesandmoreaboutidentifyinghomes withsimilarbuyerappeal,lifestyle,andoverallpositioning.Thestrongestappealofthehomeis thesettingitself,particularlythesunroom,privacy,andpeacefulNorthwestfeelthatbuyersare consistentlydrawntointhisarea.Therecentroofandnewsepticsystemarealsomajor positivesandshouldresonatewellwithbuyerslookingforahomewithmeaningfulsystem updatesalreadyaddressed.Whilethesepticrebuildmayinitiallyfeellikeabitofaneyesore, dependingontimingandwheretheprojectsitsduringmarketing,Webelievethatis somethingwecannavigateoncewehavepermitsandaclearercompletiontimelineinhand. Ultimately,buyerswillunderstandthelong-termvalueofhavingabrand-newsepticsystemin place.
SelectedComparableSales:
3036EAmesLakeDrNE,Redmond
Activeat$1,275,000|2,440SF|~$523/SF
Ahelpfulactivecompwithsimilaroverallsquarefootage,thoughadifferentarchitecturalstyle andalesscompellingyardandsettingoverall
28631NEToltHillRd,Carnation
Pendingat$1,599,000|3,100SF|~$516/SF
Locateddirectlyacrossthestreetwithalargerhomeandsubstantiallymoreland Helpfulin supportingtheupperendofthemarket,thoughnotnecessarilyanapples-to-apples comparison
1608292ndPlaceNE,Carnation
Soldfor$1,100,000|2,106SF|~$522/SF
Oneofthemorerealisticsoldcomparablesbasedonoverallbuyerprofile,area,andmarket reaction.Notablycametomarketat$1,285,000beforeultimatelysellingat$1.1M
1445 293rd Ave NE, Carnation
Active at $1,295,000 | 3,038 SF | ~$426/SF
Similar overall style and layout dynamic, including the primary suite being separated from the additional bedrooms Larger square footage, but on a smaller lot with a less desirable backyard setting
Pricing Strategy
Based on the comparable sales above, current market conditions, and the overall presentation of the property, I believe the home would be best positioned within the following pricing ranges:
Conservative Range: $1,149,000 – $1,189,000
Designed to attract the widest pool of qualified buyers and generate strong early activity In today’s market, properly positioned homes are still moving, particularly when buyers feel they are getting strong overall value
Fair Market Value Range: $1,189,000 – $1,225,000
This feels like the most realistic pricing range given the setting, updates, and overall appeal of the property, while still remaining competitive relative to both active inventory and recent sales activity
Aggressive Range: $1,250,000 – $1,300,000
Pushes toward the upper end of what the current market is likely willing to support While the home has several standout features, including the sun room and setting, this pricing would place the property at a very strong price-per-square-foot for the area and could result in longer market time and the potential need for future price adjustments
Overall, we are leaning toward being more conservative with pricing, especially in today’s market where buyer motivation overall has slowed and buyers are taking more time to make decisions Even strong homes are sitting longer if they feel even slightly ahead of the market, and buyers are very carefully comparing value, layout, condition, and overall lifestyle appeal before moving forward Our goal is to position the home correctly from the start so it feels compelling when buyers first see it, creates stronger activity and engagement early on, and avoids having to adjust pricing later to catch back up with the market
Results Oriented Compensation
Your home fits squarely into the coveted property that our team excels at representing We are selective in the listings we represent and furthermore, we believe in customizing each fee structure based on fair compensation and incentive Below, you will find a fee proposal that balances ample fair compensation with incentive to perform
BUYER BROKERAGE COMPENSATION
We studied the most recent sales in your area and price range to look for broker compensation trends, and we found that the most common offering is 2 5% for resale properties
LISTING BROKERAGE COMPENSATION TO REAL RESIDENTIAL
We love marketing and selling unique properties like yours, and we are excited for the opportunity to partner with you as we work towards a successful sale
As such, we would like to offer you a competitive 2% listing office fee
INCLUDED IN OUR FEE
All marketing collateral, print & digital advertising, and rendering costs
Assistance in coordinating listing preparations and maintenance, ie landscape, repair items, cleaning, etc
Legal support on retainer of up to 5% of brokerage compensation
Closing documentation, transition support, etc
“Sally was absolutely incredible to work with! We worked with her for nearly three years to find our first home, and her patience, dedication, and support never wavered Throughout the entire process she was always available, incredibly helpful, encouraging, strategic, compassionate, and professional Sally guided us through countless scenarios and different types of homes as we tried to determine the best fit for us
Her knowledge and experience were invaluable in navigating such a crazy and competitive market She gave thoughtful advice, helped us evaluate every option, and made sure we felt confident in each decision along the way When we fell in love with the perfect home in our dream location, Sally went above and beyond to ensure that home would be ours She found creative ways to make the purchase possible, truly advocated for us, and always put our interests above her own
Working with Sally was the best decision we made throughout our first-time home purchase journey If you ’ re looking for someone who genuinely cares, works tirelessly for you, and knows the market inside and out, Sally is the best of the best!”
Abbey & Peter
“Working with Galya Kirstine was an excellent experience We couldn’t have asked for more than we got with Galya and her team I was greatly impressed by their communication and keeping us updated during the entire process of selling our home Galya herself would call us almost every day with updates and answer any questions that we might have I believe that the photographer that took the photos of our home did a very professional job. Our home never looked better! We received an excellent offer for our home only in one month after listing it. The whole process couldn’t have gone smoother! We highly recommend Galya Kirstine and her team.”
Mark & Naomi
“Galya Kirstine has been our agent for the past 10 years She has helped us find a home in Kirkland, sell that home and now find a lot to build on She has been an excellent agent I feel like she listens to our wishes, sends us listings on a consistent basis, searches on her own for us as well and is always willing to make time in her schedule to be present for us She protects the interest of her clients first and foremost I would highly recommend Galya as your real-estate agent.” It is with pleasure and gratitude that we share our experience working with Galya Kirstine on the listing and sale of our home. The experience at every phase of the sale process was superior. She was helpful and proactive referring and contracting related professionals to help get our home market ready. Her personal touch was felt throughout the process. Galys is warm, knowledgeable, patient and professional. Several friends and neighbors that attended our open house noted to us how impressed they were with Galya. We couldn’t be more pleased with our experience working with Galya and strongly recommend her.”
Jon & Sherri
“Working with Galya Kirstine was an excellent experience We couldn’t have asked for more than we got with Galya and her team I was greatly impressed by their communication and keeping us updated during the entire process of selling our home Galya herself would call us almost every day with updates and answer any questions that we might have I believe that the photographer that took the photos of our home did a very professional job Our home never looked better! We received an excellent offer for our home only in one month after listing it The whole process couldn’t have gone smoother! We highly recommend Galya Kirstine and her team”
Ted & Laura
“Let me just say Sally is absolutely amazing! She helped us secure a home on the first offer we placed during the height of the craziest market the Puget Sound area saw last month Inventory had been super low and Sally helped us write up an aggressive offer that beat out eight other offers, two of which were significantly larger than ours She is kind, warm, confident, great with kids, and knowledgeable in all things real estate We will 100% use her for all future real estate transactions”