Your Home Marketing Plan

You only have three questions

Every seller I have ever met is asking the same three things. Here they are, answered up front. The rest of this plan is the long version.

Prepare the home

We walk it together, find the handful of things that move the number, and fix only what pays. No wasted money on projects buyers will not pay for.

• 1Walk-through together. I tour every room with you and note what a buyer will see first.
• 2A prioritized prep list sorted by what actually lifts the price versus what does not.
• 3Repairs that pay, flagged. The small fixes buyers use to knock the price down get handled first.
• 4Deep clean and declutter plan, room by room, so the space reads larger and brighter.
• 5Curb appeal pass. Front door, landscaping, and entry, because the first photo and the first drive-by decide a lot.
• 6Paint and touch-up guidance on the walls and trim that photograph and show the best.
• 7Staging plan, from a full stage to a light restyle with what you already own, matched to the home.
• 8Trusted vendor list for cleaning, handyman, landscaping, and haul-away, all people I have used before.
• 9Pre-listing inspection option so we find issues on our terms, not the buyer's.
• 10Seller disclosure prep (SPDS) handled early so nothing stalls the deal later.
• 11Showing-ready checklist for you, so the home looks its best for every visit without stress.

Price it to sell, not to sit

I read the market, not the headlines. The comps and the live buyers tell us the number. I give you a range with a smart place to start inside it, never a single guess pulled from the air.

• 12Full comparative market analysis (CMA) built on homes that actually sold near you, not wishful list prices.
• 13Recently sold, active, and pending comps all weighed, so we see both the ceiling and the competition.
• 14Adjustments for your home, size, condition, updates, lot, and view, so the comparison is honest.
• 15A price range, not one number. I show you the floor, the ceiling, and a smart starting point inside it.
• 16Days-on-market and absorption read, so we price to how fast homes like yours are moving right now.
• 17Net proceeds estimate, so you decide on the number you actually keep, not the list price on the sign.
• 18Pricing strategy for your goal, top dollar, fast sale, or a specific date, priced to match.
• 19A plan to review and adjust, read against real showing and offer feedback, not ego.

Every home has a range. Priced at the sweet spot, it draws the most buyers and the strongest offers.

Range and starting point are set from your actual comps at listing. This chart shows the method, not your number.

Professional media package

This is where most listings quietly lose money. Every home I take gets the full treatment, not a phone snapshot, no matter the price.

• 20Professional architectural photography, shot by a real estate photographer, corrected and edited.
• 21Twilight photos of the exterior, the shots that stop the scroll and get the click.
• 22Cinematic property film, a short walkthrough video that carries the home's story.
• 23Vertical social cuts of that film, built for Instagram Reels, TikTok, and Stories.
• 243D Matterport tour so buyers can walk the whole home online, day or night.
• 25Interactive floor plans, measured and clean, so buyers understand the layout before they visit.
• 26Aerial drone photography of the home, the lot, and the surrounding area where it helps.
• 27Detail shots of the features that make your home special, staged and lit to sell.
• 28Neighborhood and amenity photos of nearby parks, trails, golf, and shopping that add value.
• 29A written listing description that reads clean and honest, no fluff, built around what actually stands out.

Your home gets its own website

Your home is not a line item on a portal. It gets a single-property site of its own, one clean link I can send anywhere and put on everything.

• 30A dedicated single-property website, just your home, no clutter and no competing listings.
• 31Full photo gallery, film, floor plans, and 3D tour all in one place, built to show large and load fast.
• 32Mobile-first design, because that is where buyers actually look.
• 33One shareable link that goes on every post, email, sign, and flyer.
• 34A lead-capture form so interested buyers reach me directly, and I follow up fast.
• 35A custom yard-sign rider with a QR code that takes drive-by buyers straight to the site.

MLS, syndication, and the portals

The launch is coordinated, not casual. It goes live everywhere at once, complete and correct, on the day we choose for the most traffic.

• 36Full MLS listing (ARMLS), the source every agent and portal pulls from, entered complete and accurate.
• 37Maximum photos and media loaded, film and tour links included, so nothing about your home is missing.
• 38Syndication to Zillow, Realtor.com, Redfin, Trulia, and Homes.com, the big portals buyers search.
• 39Pushed to hundreds of partner and brokerage sites through the syndication network.
• 40Featured on the Keller Williams network, kw.com and the KW agent and app ecosystem.
• 41Listed on nbarealestategroup.com, my own site and audience.
• 42Listing accuracy audit across the portals, so the price, photos, and status match everywhere.
• 43Strategic launch timing, we go live when buyer traffic peaks, not whenever the paperwork lands.
• 44Professional yard sign and directional signage so local and drive-by buyers can find it.
• 45Secure electronic lockbox that tracks every showing and keeps your home safe.

Targeted digital marketing

Paid and organic reach, aimed by home features and location, so your listing lands in front of active buyers instead of hoping they stumble on it.

• 46Paid Facebook and Instagram ad campaign promoting your listing to active buyers in the market.
• 47Google search ads so your home shows up when buyers search homes for sale in the area.
• 48Retargeting ads that follow interested viewers who clicked but have not called yet.
• 49Campaigns aimed by the home and the location, price band, size, and features, never by any group of people.
• 50Instagram and Facebook feed posts with the best photography, launched at go-live.
• 51Reels and video posts from the property film, the format that travels furthest right now.
• 52Instagram and Facebook Stories for the fast, high-frequency views.
• 53A YouTube listing video built for search, so the home keeps getting found.
• 54A Google Business post so the listing surfaces in local search and maps.
• 55A LinkedIn post into my professional network for relocation and investor buyers.
• 56Performance tracked and adjusted, I watch the reach and clicks and shift the spend to what is working.

Direct outreach and the buyer database

The best buyer is often already in someone's pipeline. Before we rely on a stranger finding it online, I take your home straight to the buyers and agents most likely to move on it.

• 57Coming Soon campaign that builds anticipation and a waiting list before we go active.
• 58Just Listed email blast to my full buyer and sphere database the day we launch.
• 59Direct match to buyers already looking, anyone in my pipeline searching for a home like yours hears first.
• 60Just Listed postcards or door-hangers to the immediate area, where nearby owners often know the buyer.
• 61Agent-to-agent outreach to top local agents who have active buyers for this price and area.
• 62Featured to the Keller Williams agent network, thousands of agents with buyers in hand.
• 63My sphere and past-client network gets it, the people who refer the next buyer.
• 64Text and email follow-up on every inquiry, answered same day, because speed wins deals.

Open houses and live showings

Some buyers only decide once they are standing in the home. So we get them through the door, competing in the same rooms.

• 65Broker preview / agent open house so local agents tour it and bring their buyers.
• 66Public open house on launch weekend, promoted online and with signs to pull the crowd.
• 67A first-weekend showing plan that groups visits to create energy and urgency.
• 68Twilight or by-appointment showings for serious buyers on their schedule.
• 69Every open house promoted on social, the portals, and the neighborhood ahead of time.
• 70Showing feedback collected and shared, so you hear what buyers actually say and we act on it.
• 71Every showing followed up with the buyer's agent to gauge interest and push toward an offer.
• 72Sign-in and safety at every open house, so I know who came through your home.

Negotiate for your net

Price is only one line in an offer. I negotiate all of it, terms, timing, and contingencies, to protect the money you actually walk away with.

• 73Every offer presented clearly, net to you, terms, and certainty, never only the headline price.
• 74Multiple-offer strategy to create and manage competition when we have more than one buyer.
• 75Every buyer vetted, pre-approval and proof of funds checked so we are not chasing a weak offer.
• 76Hard negotiation on price and terms, at the table on your behalf, every time.
• 77Contingencies negotiated, inspection, appraisal, and financing timelines set to protect you.
• 78Appraisal support, I give the appraiser the comps and upgrades so the value holds.
• 79Repair-request negotiation after inspection, so a punch list does not eat your proceeds.
• 80A backup-offer plan kept ready in case the first buyer falls through.

Manage the transaction to the close

From contract to keys, dozens of deadlines can sink a deal. I run the file so nothing slips and you always know what is happening.

• 81A transaction coordinator on the file, tracking every date and document.
• 82Every deadline calendared and watched, inspection, appraisal, loan, and closing.
• 83Escrow and title coordinated with a trusted title company for a clean, clear file.
• 84The inspection and appraisal managed so both stay on schedule and on track.
• 85The buyer's lender pushed to keep the loan moving to funding.
• 86Regular status updates so you are never wondering where things stand.
• 87A communication cadence you pick, call, text, or email, on the rhythm that works for you.
• 88Problems solved before they reach you wherever I can handle them for you.
• 89Final walkthrough and signing coordinated, so closing day is smooth.
• 90Proceeds and keys handled, I confirm your funds and the handoff at the end.

Finish clean and stay in your corner

The plan does not end at closing. I close the loop, ask for your honest feedback, and stay your agent for whatever comes next.

• 91A smooth closing day, walkthrough, signing, and handoff coordinated end to end.
• 92Utility and moving checklist so the transition off your end is easy.
• 93A closing recap, your final numbers and documents organized in one place for your records.
• 94A post-close check-in to make sure everything landed the way it should.
• 95Your honest review requested, because my next listing comes from how I handled yours.
• 96A trusted referral network for movers, contractors, and your next agent if you are leaving the area.
• 97Home-value updates if you want them, so you always know where your next move stands.
• 98Market updates for your area so you stay ahead, not surprised.
• 99Your agent for life, one call for anything real estate, long after this sale.
• 100The same plan, every home, every time. This is not a pitch. It is what I do on every listing I take.

Your ten steps, from hello to keys

All hundred moves, grouped into the ten steps you will actually feel. This is the arc of your sale.