Selling your home
A real marketing plan, not just a sign in the yard.
Putting your home on the MLS is the baseline. Nearly every listing agent does that. What can make a difference is how your home is presented, who sees it, and how intentionally the launch is planned.
of sellers sold with an agent's help (NAR 2025 Profile)
seller priority: help marketing the home to buyers (NAR 2025 Profile)
of buyers found the home they bought online (NAR 2025 Profile, via NAR/realtor.com)
of buyers rated photos the most useful online feature (same source)
My listing marketing plan
Five phases, written down, built around you.
Prepare
Comparative market analysis, positioning, a prioritized prep list (must-do, nice-to-do, skip it), staging guidance and early disclosures
Produce
Professional photography, video and Reels, drone by an FAA Part 107 pilot where airspace allows, floor plan, virtual tour and story-driven listing copy
Pre-launch
An optional Coming Soon period and agent heads-up, following Doorify MLS rules
Launch & amplify
Platform-specific social content, housing ads under Meta's Housing category, agent and buyer emails, postcards, open houses as events, broker preview and relocation outreach
Report & refine
A clear weekly report on views, engagement, showings and feedback, with recommendations based on data
Why marketing matters more than the MLS
For most buyers, the first showing happens on a phone screen. The MLS (here, Doorify MLS) shares your listing with local agents and feeds many home-search sites. That's essential, but it's a database, not a strategy.
As Director of Marketing for Caul Group, an eXp Realty mega team, I led the team's marketing plans, farming campaigns, client events and social media trainings. I've spoken at eXp Con about standing out in the attention economy. Your listing gets that same playbook.
Great marketing doesn't replace smart pricing and a home in good condition; it works with them. I can't control the market or promise a timeline. I can control how well your home is prepared, presented and promoted.
What's in your weekly report
- Views and saves from listing sites where available, plus video views
- Reach, engagement and clicks on posts, Reels and paid ads
- Opens and clicks on agent and buyer emails
- Showings, open house visitors and second showings
- Buyer and agent feedback, summarized into themes
- What I recommend next, and why
The Triangle market right now
Buyers have more choices than they did a year ago. Months of inventory rose in eight of nine Triangle counties in Q3 2026, and homes took 57 days to sell on average, up from 54 a year earlier. Statewide, NC had about 5.9 months of inventory in September 2026.
| County | Median sale price | Avg. days on market | Months of inventory | Avg. % of list price |
|---|---|---|---|---|
| Wake | $465,000 (no change) | 52 | 4.0 | 98.5% |
| Durham | $420,000 (▼ 6.7%) | 58 | 4.4 | 97.9% |
| Orange | $494,000 (▼ 3.1%) | 53 | 5.0 | 97.5% |
| Johnston | $369,900 (▲ 5.7%) | 78 | 5.0 | 98.7% |
When buyers have more homes to compare, listings that are priced right, show well and reach the right people tend to stand out. That's where preparation and marketing earn their keep. I'll pull fresh numbers for your neighborhood when we talk.
NC rules I follow on every listing
- Required disclosures. Most 1–4 unit residential sellers complete the Residential Property and Owners' Association Disclosure Statement (REC 4.22) and the Mineral and Oil and Gas Rights Mandatory Disclosure Statement (REC 4.25). We start them early.
- Coming Soon and Clear Cooperation. Doorify MLS Coming Soon status allows no showings and lasts up to 14 days. Once a home is publicly marketed, it must be entered in the MLS within one day. Office exclusive and limited-distribution options exist, with trade-offs we'll weigh together.
- Fair housing in every ad. I describe the home and its features, never who “should” live there. Housing ads on Meta run under its Housing special ad category.
- Accurate square footage, measured following the NC Real Estate Commission's guidelines, and my firm name on every ad.
- Fees are negotiable. Commissions are not set by law. If you choose to offer buyer agent compensation, it's your decision, in writing.
Sources
- NAR, 2025 Profile of Home Buyers and Sellers, highlights — www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers
- Triangle & Triad Housing Market Report, September 2026 (Triangle MLS data) — www.timothyneubauer.com/relocation/market-reports
- NC REALTORS®, Market Data and Housing Reports — www.ncrealtors.org/market-data
- Doorify MLS, Support and Rules — support.doorifymls.com
- NC Real Estate Commission, Publications and Forms — www.ncrec.gov
- Meta for Developers, Special Ad Categories (housing) — developers.facebook.com/docs/marketing-api/audiences/special-ad-category
- HUD, Fair Housing — www.hud.gov/program_offices/fair_housing_equal_opp
Researched October 2026. Figures change; please verify with the source before relying on them.
Thinking about selling?
Tell me about your home and your timeline, and I'll walk you through a custom marketing plan and a pricing conversation. No pressure and no obligation.
Call/Text (718) 419-0176 · Email sampncrealtor@gmail.com