Anna Bertin, Lic. ES-4471.

Ruzafa and the old town, Valencia. I take resale flats and townhouses — nothing outside those two districts, because I cannot tell you what a street is worth if I do not walk it every week.

I read the deed before I take the file. If the extension has no permit or the registered area does not match the plan, I say so to the owner first and we fix it before anything is published. That costs me a week and saves the buyer a lawsuit.

With sellers I open with what comparable homes actually signed for, not what they asked. It is an uncomfortable first meeting and a short sale — a median of twenty-six days to an offer against forty-one across the index.

First-time buyers get the long version of everything: what the notary does, what the taxes come to, which questions to ask the building's administrator before signing.