Price for action
You mentioned listing below $1 million to get the property sold. My recommendation is $1,099,000 to pursue that goal while preserving more value.
Pismo Beach · Listing proposal
An opening
in the market.
A plan to seize it.
Your property is positioned to stand apart.
Let’s put that advantage to work.
DIGITALLY ENHANCED TWILIGHT PRESENTATION
RECOMMENDED LIST PRICE$1,099,000
A focused position. A decisive launch.
A note to Roberto
The competition revealed
an opportunity.
Roberto, as I mentioned when we spoke, I was putting together pricing for another property in the area when something jumped out at me about the competition in Pismo Beach.
There is a gap in the market that your property is positioned to take advantage of. The strategy is to move quickly, present the property well, and concentrate buyer activity into the first two weeks.
01 / The opportunity
A category of
your own.
At the time of this analysis, the three-plus-bedroom market in Pismo Beach had a clear entry point. Your property can sit meaningfully below it.
THE COMPETITIVE LANDSCAPE
16
three-plus-bedroom
homes available
Lowest competing list price$1,290,000
YOUR RECOMMENDED POSITION$1,099,000
$191,000 below the lowest-priced competing listing in the analysis.
No competing three-plus-bedroom inventory below $1.25M in the analysis
Inventory snapshot from this proposal’s analysis, not a live market feed. Reconfirm availability before launch.
Create separation
Position the property far enough below the other active listings to give buyers a distinctly different option.
Invite competition
Create the conditions for multiple offers with a starting price that protects your position. The objective is competition, not a guaranteed outcome.
02 / The strategy in practice
1744 Donna Avenue.
A different result.
I’ve used this strategy with other clients who previously had trouble selling. Here’s an example of that strategy on another home that I sold.
LOS OSOS, CALIFORNIA93 dayspreviously on the market without an offer
4 daysto get under contract
+$103,000sold over asking
Sold for more than its previous list price
We identified an opening in the available inventory and prioritized a quick return to market. We intentionally skipped some preparation I would normally recommend to take advantage of that window.
When the market gives us an opening, we want to act before the competitive landscape changes.
03 / Move quickly
Prepare the home.
Build demand.
At the same time.
I would focus on improvements that are quick to complete and have a meaningful impact on presentation.
01
Professional cleaning
Give the property a clean, polished starting point for photography and showings.
02
Paint where it matters
Only if the existing condition is distracting enough to affect the presentation.
The goal is to capture the inventory gap before another competing property comes to market, while using the remaining fall window before the holidays.
04 / The launch sequence
Build interest.
Then concentrate it.
Preparation and marketing run together. Select a phase to see the work, the timing, and the objective.
BEGINS WITH A SIGNED LISTING AGREEMENTHave buyers watching
Have buyers watching
before the home is ready.
Start building awareness while we prepare the property. Teaser marketing directs interested buyers to a dedicated landing page to preview the home and request information.
View sample landing page ↗Pre-launch outreach
- Teaser email to buyers in our pipeline
- Direct outreach to agents with active buyers
- Local property-owner outreach
- Coming Soon postcards
- Agent email marketing
- Social media teasers
- Sotheby’s International Realty office and agent network
WHEN PHOTOGRAPHY & MARKETING ASSETS ARE READYTurn awareness
Turn awareness
into planned showings.
Transition to Coming Soon status so buyers and agents have advance notice of the property’s availability.
Interested parties can begin planning showings for the Active launch.
The objective
Buyers and agents are already watching for the property when it becomes available.
Coordinate photography, marketing materials, and showing readiness so the next phase begins with momentum.
ACTIVE LAUNCH · FIRST TWO WEEKSGet qualified buyers
Get qualified buyers
through the property.
Launch the full campaign as soon as the home is ready for showings. Concentrate marketing and open houses into the first two weeks to create the best opportunity for competing offers.
View sample postcard ↗View sample property website ↗The full campaign
- Full MLS launch and syndication
- Dedicated property website
- Targeted digital advertising
- Agent email and buyer database campaigns
- Homes Magazine exposure
- Another round of direct mail
- Sotheby’s International Realty social media
- Office social media and my personal channels
- Open houses during the first two weekends
THE FIRST TWO WEEKS
As many qualified buyers through the property as possible.
05 / Buyer targeting & presentation
Sell the home.
Sell Pismo Beach.
I use Redfin buyer-search data to understand where people searching for Pismo Beach homes are coming from and focus our digital advertising geographically.
What we’ve learned from previous buyers helps us identify the property and lifestyle features to emphasize in the photography, advertising, and overall presentation.
“I don’t just market your property. I market the opportunity to live in Pismo Beach.”
Twilight imagery
Use twilight photography where appropriate to make the lead marketing images stand out online.
Virtual staging
If the home is vacant, use virtual staging where it improves presentation and clarifies the rooms’ use and scale.
The Pismo Beach lifestyle
Combine the home’s strongest features with the opportunity to live in Pismo Beach across the website, advertising, and social media.
06 / Prepare for the offer
Make the information
ready before
the buyer asks.
Assemble a disclosure and due-diligence package before the home comes to market, and pre-open escrow with a local escrow company.
Serious buyers can review the information before writing an offer. This supports shorter contingency periods and cleaner terms while reducing avoidable surprises during escrow.
View sample disclosure package ↗BUYER PACKAGE · AS APPLICABLE
- Seller disclosures
- Preliminary title report
- Natural Hazard Disclosure
- Most recent property tax information
- Insurance information or quote
- Available property documentation
- Other relevant property-specific information
The plan at a glance
One opportunity.
A coordinated plan.
Move with purpose while the inventory gap is available.
Take advantage of the gap
List at $1,099,000, below the $1.25M segment with no competing inventory in this analysis.
Move quickly
Focus on fast preparation with a meaningful impact on presentation.
Start marketing immediately
Begin teaser, agent, buyer, and direct marketing once the listing agreement is signed.
Build momentum
Use Coming Soon once the photography and marketing assets are ready.
Launch hard
Concentrate advertising, outreach, and open houses in the first two weeks.
Target the right buyers
Use search data and buyer experience to focus the geography and message.
Sell Pismo Beach
Market the property alongside the lifestyle and location.
Prepare for the offer
Have the buyer information package and escrow ready before an offer arrives.
Roberto, let’s put this to work.
I’ve done it before.
I’d love to help you do it.
There’s a compelling opportunity here. I’m confident in the strategy and would welcome the opportunity to help you take advantage of it. If you have questions, please give me a call.
Warmest regards,
Ian