Josh Reichwald Realtor Services

Real Estate Agent · 307 Real Estate · Cody, Wyoming

11:42 PM in Cody Directions

Here is what working with Josh Reichwald in Cody typically covers, from the first consultation to closing day. Services and terms vary, so confirm the details in your written agreement.

Buyer services

Buyer strategy session

Clarifies budget, loan pre-approval status and the representation agreement now required in Wyoming.

Home tours and listing alerts

Setting up searches for Cody area listings and arranging showings as soon as homes go live.

Writing and negotiating offers

Pricing an offer from recent nearby sales and negotiating repairs, credits and timelines.

Contract-to-close management

Tracking deadlines for inspection, appraisal and financing until the keys change hands.

Seller services

Home valuation

A written price opinion built from sold, pending and active Cody area comparables.

Getting the home market-ready

Staging suggestions, small fixes and scheduling professional photos.

Marketing the listing

MLS exposure, online listing portals, signage and open houses where they make sense.

Offer review and negotiation

Comparing offers on price, terms and financing strength, then negotiating to a signed contract.

How a typical transaction works

ConsultA first conversation about goals, budget and timing — and a written agreement that spells out services and compensation.
PrepareBuyers get pre-approved; sellers review a pricing analysis and prepare the home for photos.
Market & tourListings go live on the MLS; buyers tour homes and compare recent sales.
NegotiateOffers, counteroffers, inspection requests and appraisal issues are worked through.
CloseFinal walk-through and signing with the title or escrow company under Wyoming rules.

Typical costs on a Cody home

Illustrative figures for a home at the local typical value of $476,920. Real numbers depend on your agreement, lender and title company.

Item	Rate	On $477K
Listing-side commission (negotiable)	2.5–3%	$11,923–$14,308
Buyer-side compensation (negotiable)	2–3%	$9,538–$14,308
Buyer closing costs (lender, title, escrow)	2–5%	$9,538–$23,846
Home inspection	flat	$350–$600

Every percentage above is negotiable and is set in the written agreement. Typical value from the Zillow Home Value Index (August 2026).

Questions about these services

How are real estate agents paid in Wyoming?

Compensation is negotiable and set out in writing. Sellers sign a listing agreement; since August 2024 buyers sign a written buyer agreement before touring homes with an agent, stating what the agent will be paid and by whom.

Does Josh Reichwald work with both buyers and sellers?

Most agents and brokerages represent both, but not in the same transaction without written consent. Ask how Josh Reichwald handles dual agency or designated agency under Wyoming law.

What should I prepare before the first meeting?

Buyers: a mortgage pre-approval, a target budget and a list of must-haves. Sellers: your mortgage payoff estimate, a list of upgrades with dates, and any HOA or survey documents.