Chapter 03 · Marketing
Social media, the right way
Selling today means meeting buyers wherever they search, scroll, and connect. Every platform has a specific job, and they all work together, so your home keeps showing up no matter where a buyer first finds it. The result is more qualified showings and stronger offers.
Your property website.
Every ad, post, and video links back to one dedicated website for your home: all the photos, video, updates, and FAQs in one place, built for phones, with no distractions between the buyer and a showing request.
MLS syndication.
Listing on the MLS pushes your home to hundreds of sites, including Zillow, Redfin, and Homes.com, so it's in front of every active buyer wherever they start.
YouTube.
Owned by Google, so it works as a search engine and a social feed at once. Long and short video tours reach buyers doing deep research, often relocation buyers, who are already invested before they ever reach out.
Instagram.
Short video, carousels, and strong photos that show off your home's best features, with targeted hashtags and local engagement to reach motivated buyers.
Facebook.
Precise local targeting by location and interest, plus retargeting for anyone who interacts with your content or visits your property website.
Our goal: give buyers' agents everything they need so no detail gets missed.
Your custom marketing strategy
Photos and video are the first showing.
They have to attract buyers without misrepresenting the home. Over-edited, ultra-wide shots lead to disappointment at the front door and cost you trust. We go for images that are appealing and accurate: true color, true scale, true flow.
Virtual tours and floor plans.
Short and long video tours, 3D walkthroughs, and floor plans help buyers, especially out-of-area buyers, understand the layout before they ever visit. Honest media attracts serious buyers, including ones willing to buy sight unseen.
Strategic social launch.
Targeted campaigns on YouTube, Instagram, and Facebook put your home in front of the right buyers from day one.
Custom property website.
A dedicated site with professional visuals, extra details, and a direct line to me.
Analytics.
I watch real-time performance and shift the budget toward the channels and content bringing in the most serious interest.
All about open houses
An open house is a set window, usually two to four hours, when anyone can tour your home without an appointment. I list every open house on the MLS, which puts it on Zillow, Redfin, and other top search sites and gives your listing another push in their search results.
Why not just do private showings?
Private showings bring in serious buyers who already have agents. Open houses also reach early-stage buyers, cash buyers, and buyers who can waive contingencies. Neighbors come too, and they often know someone who wants to move in.
What open houses do.
- Expand your buyer pool beyond private showings
- Spread the word through neighbors and casual visitors
- Keep your listing active and visible across platforms
- Give us same-day feedback, which I share with you in a detailed spreadsheet and regular check-ins
- Send every visitor home with a property packet: upgrades, features, neighborhood information, and disclosures
How I host.
I host most of my open houses myself so I hear the feedback firsthand. Every open house comes with a seller prep checklist, photos included, so your home is always ready. Security is a priority: I recommend full staging, putting personal items away, and stepping out during the open house when needed.
The showing process
Showings are how most buyers experience your home in person. We set clear showing instructions in the MLS, and every agent has to follow them. Buyers touring with an agent sign an agreement with that agent first. The keybox records who comes in and when they leave.
Showing instructions come in three types.
Go and show
The home is vacant and can be shown any time.
By appointment only
You get advance notice to get ready.
Limited availability
Showings only on certain days or times that fit your schedule.
The system bends around you, but the more flexible we can be, the better. Buyers have busy schedules, and more access means more chances to sell.
Buyers' agents customarily leave a business card after each showing. I request feedback from every agent who tours, though they aren't required to give it. Their reactions help us adjust the strategy fast.
Pro tip: A daily showing-ready checklist keeps you prepared. If security is a concern, put away personal items and valuables.
Broker's tour and agent exposure
A broker's tour is a scheduled event where local agents preview new listings before bringing their clients. In Gig Harbor, these are organized through the MLS, and the areas on tour rotate every week.
Why agent exposure matters.
Agents who walk your home can match it to buyers with specific needs, and they'll give honest feedback on price and presentation. That builds momentum.
The limit.
The MLS sets the tour schedule, not your listing date. Plenty of well-priced homes sell before they're ever eligible for a tour.
What matters most.
Launching when your home is fully ready creates more momentum than waiting for a tour slot.