A listing process designed to clear in the first 21 days.
Every listing I take goes through the same sequence: a hand-built comp pack, a pre-launch repair triage, professional photo and video, a syndicated launch through TheEncinitasReport, and a tracked open-house campaign. Most homes go pending in the first three weeks. Those that don't get a real conversation about price — not a reflexive 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.
- Professional 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 you through every offer in plain English.
Frequently asked
- How do you decide list price?
- Hand-built comp set, 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 price we land on is one you can defend.
- What's your commission?
- Negotiable. I structure it around scope of work and net-to-seller, not a fixed percentage rule. We'll talk specifics on the first call.
- How long does a North County listing typically take to sell?
- Coastal under $3M: 14–28 days at fair pricing. $3–5M: 30–60 days. $5M+: 60–120+ days, with a tighter buyer pool. I'll give you a defensible DOM range for your specific home before we list.
- Do you stage?
- Yes — I cover light staging on most listings and have a curated short-list of stagers for full installs. Staged-vs-unstaged comps in our zip codes show a 3–8% premium that more than covers the cost.