The comp down the hall took four months to sell and closed two weeks before we went live. We still closed over asking, to the exact buyer we pictured.
My seller was a retiree moving out of state to be near family. The complex had already given her a reason to worry: a similar unit had lingered about four months before finally selling, just two weeks before we went live, and every buyer weighing hers would see that comp.
Generic marketing is what left the comp sitting. I built the listing around specific buyers with specific reasons to want this exact unit.
The two-bedroom-plus-den layout was advertised with its upside: the den could become a legal third bedroom. The low-stairs, one-level living got promoted as a feature for buyers who want to skip stairs entirely. And because the complex has two dog parks, with this unit about 25 steps from one of them, dog owners heard about it directly.
Three angles, each one invisible in the stale listing down the hall.
The condo closed over asking, and it sold to the exact buyer avatar we built the marketing around, right down to the dog. Same complex, same market, different marketing.
I knew the building, not just the market. Complex-level details, a convertible den, the stair count, the distance to a dog park, became the marketing angles a generic listing never surfaces. The buyer we profiled is the buyer who showed up, dog and all.
Every one of these deals started with a conversation about goals, not listings. Tell me what you are working toward and I will tell you what I see.
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