A listing built to clear in the first three weeks.
Selling is mostly preparation. Every listing I take runs the same play: hand-built comps, a pre-launch repair triage, real photo and video, a launch through TheEncinitasReport, and a tracked open-house campaign. Most homes go pending in the first three weeks. The ones that don't get an honest conversation about price — not a reflex cut.
What's included
- Hand-built CMA. Comp set walked line by line — not a Zestimate dressed up in a binder.
- Pre-list repair triage. The five things worth fixing, the fifty that aren't.
- Photo, drone, and video. Twilight shots on every coastal listing. Cinematic walkthrough on $2M+.
- TheEncinitasReport feature. Estate-of-the-Day exposure to a 12,000+ subscriber list of vetted North County buyers.
- Buyer-agent outreach. Direct calls and emails to the twenty agents most likely to bring your buyer.
- Negotiation. Multiple-offer structuring, escalator clauses, appraisal-gap strategy. I'll walk every offer with you in plain English.
Frequently asked
- How do you set the list price?
- Hand-built comps, never an algorithm. I pull every closed sale within a half-mile in the last 120 days, adjust for lot, view, condition, and trend, and walk you through the model line by line. The number we land on is one you can defend.
- What's your commission?
- Negotiable. I structure it around the scope of work and your net at close, not a fixed percentage. We'll talk specifics on the first call.
- How long does a North County listing usually take to sell?
- Coastal under $3M: 14–28 days if priced right. $3–5M: 30–60 days. $5M+: 60–120+ days, with a tighter buyer pool. I'll give you a real range for your specific home before we list.
- Do you stage?
- Yes — light staging is covered on most of my listings, and I've got a short list of stagers I trust for full installs. Staged vs. unstaged comps in our zips run a 3–8% premium, which more than covers the cost.