Selling your home should feel like an occasion, not an ordeal.
Obsidian Concierge is the behind-the-scenes team that gets your home market-ready before it ever goes live. We source, vet, and manage every vendor involved in the preparation process — so you never have to coordinate a single thing. One point of contact from punch list to photo day.
"You focus on your next chapter. We make sure the home you’re leaving behind is ready to make the impression it deserves."
The gap between a good listing and a great one.
Most sellers go to market underprepared — not because they don’t care, but because preparing a home for market is a project in itself. Between repairs, vendors, timelines, and everything else on their plate, things get missed. Obsidian fills that gap.
"I don't know which repairs to prioritize before listing."
We assess, source, and manage your pre-listing project from start to finish.
"Closing day is exciting until you realize you’re sleeping on the floor tonight."
"Not with us. Your first night feels like a grand arrival, not a survival exercise."
"Moving day is completely overwhelming — I don't know where to start."
We build your minute-by-minute transition plan and coordinate every moving part.
"I feel like I'm managing a dozen contractors on top of everything else."
We are your single point of contact. You get one call, not ten.
We source, vet, and manage your pre-listing contractors — painters, handymen, cleaners, landscapers — and serve as your single point of contact through every stage.
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We source, vet, and manage every vendor — you never make a single call
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Transparent budget tracking and financial breakdowns
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On-site coordination and quality oversight.
Pre-Listing Management
A full-service transition plan — from sourcing premium movers to managing every detail of moving day. We coordinate the logistics so your transition runs on schedule, not chaos.
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Minute-by-minute moving day schedule.
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Night One Hospitality — beds made, kitchen set up, and a hot meal waiting in your new home.
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On-site coordination, including pet and childcare logistics.
Project Management
01. Collaborative Assessment
We meet at the home, walk the property together, and get a clear picture of what needs to be done. Whether it’s pre-listing preparation, moving coordination, or both — this is where we determine the scope, timeline, and priorities.
02. The Proposal
Based on the assessment, we put together a detailed plan with full pricing, scope of work, and a clear timeline. Everything is laid out so you know exactly what to expect before any work begins.
03. We go to work
You approve the plan and we execute it. Every vendor is sourced, vetted, and managed by us. We handle all vendor payments and invoice you directly through consolidated billing.
04. Moving Day
For clients using our moving coordination, we manage every detail of the transition. From the movers to the logistics to your first night in your new home — beds made, kitchen set up, and a hot meal waiting.
One Invoice. Total Transparency.
Every vendor, every cost, one consolidated bill paid directly to us. No chasing contractors, no surprise invoices. You see exactly what you’re paying for, and we handle the rest.
One call. Everything handled.
We are your single point of contact across every contractor, every vendor, and every logistical detail. No juggling required.
A Home That’s Ready to Perform.
Homes we prepare don’t just look clean — they’re positioned to make the strongest possible first impression. The kind that stops a buyer mid-scroll and gets them through the door.
What sellers ask us most.
How far in advance should I reach out?
Ideally, 4–6 weeks before your target listing date. That gives us time for an assessment, vendor coordination, and pre-listing prep. That said, our goal is always speed to market — we work to get your home listed as quickly as the scope allows. If your timeline is tighter, reach out anyway — we’ll tell you honestly what’s achievable.
Do I have to use both services?
Not at all. Each service is available independently. Some sellers only need pre-listing management, some only need moving coordination, and many end up using both once they see how seamlessly they work together.
How does billing work?
You receive one invoice from Obsidian that covers everything — vendor costs and our management fee included. We pay the vendors directly on your behalf so you never have to manage a single contractor payment. Every invoice comes with a full cost breakdown, so you always know exactly where your money is going.
Is this only for luxury homes?
Our approach is luxury — the standard of care we bring applies to every home we work with. Our services tend to deliver the strongest return for sellers who want their home to make a lasting first impression and are willing to invest in the preparation to make that happen.