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In my previous post, I explained the different ways to bring a home to market—exclusive, private, or fully public—and how the right choice depends on each seller’s unique situation.
But what does that actually look like in real life?
Recently, I had the opportunity to represent a seller on the North Shore, and by using a combination of two of these listing strategies, the result was exactly what every seller hopes for: multiple offers, under contract in less than three days, and a final sale price 24% over asking.
What made the difference wasn’t luck. It was strategy.
Understanding the Home and Why Strategy Mattered
Every home has a story, and part of my role is anticipating how buyers will perceive it.
This particular home was incredibly beautiful—but it was also unique in ways that required thoughtful positioning. It did not have the open-concept layout many buyers expect today, nor did it offer features that are common in the area at this price point, such as a basement and an attached garage. The home had also been expanded over time, giving it a more custom feel that wouldn’t appeal to every buyer.
Having been involved with this property in the past, I knew it had the potential to either sit—or shine—depending on how it was brought to market, priced, and staged (a story for another day).
That meant one thing: we needed to be very intentional about how we introduced it.
Choosing the Right Listing Strategy
We carefully considered all three options—exclusive, private, and public listings.
Starting as an exclusive listing was an option, but it would have limited exposure. In this case, exposure was exactly what we needed to create competition and drive strong offers. It also wasn’t necessary from a logistics standpoint—my seller had the flexibility to leave the home, allowing us to show it freely once we were ready.
Instead, I recommended a more strategic approach: a combination of private and public listing phases, each serving a specific purpose.
Starting Private to Build Interest
We began by entering the home into the MLS as a private listing while final preparations were underway.
This allowed me to begin marketing the property to both agents and the public—thereby generating early awareness, interest, and excitement behind the scenes. At the same time, we made a very intentional decision not to allow any showings during this phase.
Why? Because first impressions matter and I wanted every buyer to experience the home at its absolute best, all at once. It also ensured that the home had the opportunity to be fully experienced by the market before any decisions were made.
Going Public at the Right Moment
Once everything was ready, we activated the listing publicly—and timing here was critical.
We launched just before the weekend, when buyer activity is typically at its highest. Showings were intentionally concentrated into a short window, beginning with a limited number of Friday afternoon appointments, followed by open houses on both Saturday and Sunday while scheduled showings continued.
This wasn’t by accident. It was designed to create energy.
Letting the Market Create Momentum
As the weekend unfolded, the strategy began to work exactly as intended.
There was a steady flow of buyers through the home—some with agents, some attending open houses, and even neighbors and curious onlookers. While not all of them were serious buyers, they played an important role.
They created movement.
They created conversation.
They created momentum.
Buyers walking into the home could see—and feel—that there was strong interest. As people entered, they heard others talking about how stunning the home was, how much they loved it, and how quickly it would likely sell.
That kind of energy can’t be manufactured—it happens naturally when the conditions are right and thoughtfully orchestrated.
Staying the Course
At one point early in the process, we received a very strong offer, along with pressure to accept it immediately and cancel the rest of the weekend showings.
It would have been the easy decision.
But based on the level of interest we were already seeing, I recommended that we stay the course and allow the full weekend of showings to play out. My client agreed, understanding that the goal wasn’t just a strong offer—it was the strongest possible outcome.
That decision came with some risk—but it was a calculated one.
When Strategy Meets Results
By the time we reached our Sunday evening deadline, the impact of that decision was clear.
We had multiple strong offers on the table—each with different pricing and terms—giving my client the ability to choose not just the highest number, but the best overall offer.
Even more telling, the same buyer who had initially tried to push for an early decision came back—apologetic, still very interested, and with an even stronger offer!
The Outcome
In the end, the home sold for more than 24% over the asking price, with all showings taking place over just a two-and-a-half-day window, thereby minimizing disruption to my client’s daily life while maximizing results.
The Real Takeaway
This sale wasn’t about choosing one listing strategy over another.
It was about knowing when—and how—to use each one.
Starting as a private listing allowed us to build awareness and control timing.
Going fully public at the right moment created competition and urgency.
That combination is what ultimately drove the result.
Thinking About Selling?
If you’re considering selling your home, the question isn’t just “Should I list?”—it’s “How should I list?”
Every home is different. Every situation is unique. And the right strategy can make all the difference.
I’d be happy to walk you through your options and help you determine the best approach for your home and your goals.
~Jennifer
