Essential listing
2.5%listing side
$4k to $9k prep
Pricing opinion, architectural photography, MLS and portal syndication, two open houses.
Start with a valuationSeller representation
We sell estates the way they deserve to be sold: carefully priced, beautifully presented and put in front of buyers who can act.
Overview
Selling a significant home in Montecito or Santa Barbara is not a matter of putting a sign on the gate. The buyer pool is small, often out of state, and extremely well advised. They compare your home against every sale in the past two years and against properties that never reached the market.
Our work begins months before a listing goes live. We study every comparable sale, walk the property with a stager and a contractor, and prepare a written plan that covers price, preparation, timing and marketing. You approve every dollar spent and every decision made.
What is included
- Written pricing analysis with comparable sales and off-market data
- Pre-listing inspections, disclosures and permit review
- Staging, landscaping and repair coordination with trusted local trades
- Editorial photography, film, aerials and a printed property book
- Launch to our private buyer list, top local agents and international partners
- Weekly written reports on showings, feedback and web traffic
- Negotiation, escrow management and closing coordination
Three ways to list an estate
The difference between them is production and reach, not attention. Ava leads every listing herself whichever one you choose.
Signature estate
3.0%listing side
$18k to $40k prep
Everything in Essential plus staging, twilight shoot, property film, print book and a broker preview.
Start with a valuationPrivate office
3.5%listing side
By arrangement
An unlisted sale. No sign, no photographs online, shown only to buyers we have qualified ourselves.
Start with a valuationSample figures. All commissions are negotiable and are set in the listing agreement, never by this website.
How it works
Private consultation
We walk the property with you, learn your timeline and goals, and talk through what buyers are paying for right now.
Pricing and preparation plan
Within ten days you receive a written plan with a price range, a preparation budget and a launch calendar.
Production
Staging, repairs, photography and film are scheduled in a tight three to four week window.
Launch and showings
A private preview for top agents and qualified buyers, then a coordinated public launch.
Negotiation to close
We manage offers, inspections, appraisals and escrow until the keys change hands.
Why clients choose this service
Higher net proceeds
Our listings closed at an average of 98.4% of the final list price over the last 24 months (sample figure).
Fewer days on market
Well-prepared homes sell faster. Our median was 41 days against a market median of 58 (sample figures).
Discretion at every step
Showings by appointment only, with buyers verified before they walk through your front door.
One accountable lead
Ava handles your pricing and negotiation personally, supported by a dedicated transaction manager.
Fees, terms and timing
Everything is agreed in writing before work begins. No surprises at closing.
- Commission
- Negotiable and agreed in writing before listing. We explain exactly how buyer-agent compensation works under current rules.
- Marketing investment
- Covered by us for most listings, including photography, film and print. Staging and repairs are paid by the seller, usually from escrow.
- Listing term
- Typically six months, with a clear exit clause if you are not satisfied with our service.
- Timeline
- Four to eight weeks from signing to launch, depending on preparation work.
Frequently asked
All questionsWe combine closed sales, pending sales, off-market transactions and current competition, then adjust for view, land, condition and architecture. You receive the analysis in writing and we walk through it together.
Usually not a full renovation. Paint, landscaping, lighting and small repairs almost always pay for themselves. We will give you a clear list with estimated costs and expected returns.
Yes. Many sellers begin with a private or off-market phase. We explain the trade-offs so you can decide with full information.
Related services
- Buyer representationExclusive representation that finds the right home, including ones that never reach the market, and negotiates it well.
- Off-market and private salesQuiet transactions for sellers who value privacy and buyers who want access before the market.
- Luxury marketing and filmEditorial photography, cinematic film, print and global syndication that make a home impossible to overlook.