You don’t out-market bad pricing. Nail price first—then these three levers multiply results: staging, elite photos, and a true digital campaign.

1) Staging (or Virtual Staging)

• Staged homes sell higher; empty rooms feel cold and confusing.
• Options: soft stage (optimize owner’s furniture + textiles), full stage (vacant key rooms), or virtual stage (minimum for any vacant space).
• Strategy: set expectations on rental terms (30–60 days). Consider: agent covers initial term; seller covers renewals.
• Pro tips: keep the heat on; stage primary living, kitchen, owner’s suite; virtual stage secondary bedrooms.
  

2) Next-Level Photography (not iPhone, not “family photographer”)

• Hire a real-estate pro: proper lenses, multi-exposure/bracketing so interiors + window views read clean.
• Camera height ≈ eye level; no low angles that turn counters into walls.
• Always add aerials for lot/amenities context.
• Include a floor plan (place as photo #2 or #3 so buyers actually see it). It pre-qualifies showings and reduces tire-kickers.
• Tested stance: skip Matterport in this market—virtual nitpicking kills showings; emotion happens in person.
  

3) Digital-First Marketing (paid, not “post and pray”)

• Build a dedicated property site and drive paid traffic (YouTube, Meta, Google). Organic reach is dead.
• The formula: more targeted digital eyeballs → more showings → more offers—if price and presentation align.
• Sync visuals + copy across channels; the first showing happens online.

Quick Wins (Seller Checklist)

• Price with current comps; you can’t fix wrong price with photos.
• Approve a staging plan (at least virtual for vacant). Heat on during market time.
• Demand pro photo + drone + floor plan. Review shot list before shoot.
• Ask where ad dollars will be spent, the audience, and weekly reporting cadence.

Agent Ops (Process You Can Steal)

• Staging SOP: options matrix, cost/term policy, renewal script.
• Photo SOP: approved shooters, angle/height spec, mandatory drone + floor plan, gallery order (hero → key rooms → yard → floor plan).
• Marketing SOP: property site build, ad budgets by channel, weekly analytics report to seller.
  

Get price right. Stage the story. Shoot it like a magazine. Pay to put it in front of the right buyers. That’s how you win—consistently.

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