Description

I’ve worked as a top agent for some of the most productive real estate offices in the country, even owned and operated a franchise, I built from scratch to  over 300 brokers. Today, as an independent brokerage, we specialize in problem-solving, precision pricing, and marketing execution for upper-tier homes that consistently outperform the market. 

We are also the team known for our Cancel Anytime Guarantee, because great service shouldn’t require handcuffs.

How We Position Your Home for Maximum Success

Your property on County Road 23 is not a “house on acreage.” It is an agricultural/equestrian estate with rare water rights and serious infrastructure. That kind of asset cannot be thrown in the MLS and left to fend for itself. It needs strategy, interpretation, and controlled exposure, not guesswork.

My system is built for properties like this: high value, highly specialized, and very sensitive to pricing and presentation.

Below is the exact process and diagnosis.

1. Why Your Previous Listing Didn’t Sell

After reviewing the prior MLS run and public history, the pattern is very straightforward:

• The 2025 MLS launch came in hot and confused the market.
  The property was listed around $2.5M on May 6, 2025, with three visible price cuts in just six weeks:
• May 6: $2,500,000 (initial list)
• May 16: $2,400,000
• June 10: $2,375,000
• June 17: $2,250,000 Movoto Real Estate
• Price whiplash signaled uncertainty.
  In a town where the median list price runs in the mid-$400s, dropping a rural estate from $2.5M to $2.25M that quickly tells buyers and appraisers “we’re not sure what this is worth.” Movoto Real Estate
• The story of the property was under-told.
  Public sites show the basics: 4 beds, 3 baths, roughly 3,100–3,300 sq ft, built 2017, about 6.5–7 acres, and “horses allowed,” but most of the copy barely scratches the surface of the real value drivers. Zillow+2Homes+2
• The current FSBO relaunch is underperforming.
  The Zillow FSBO at $2.4M is sitting with just a few hundred views and only a handful of saves after several weeks, which is very light engagement for a true trophy-style acreage property.
• No visible repositioning strategy.
  Online history shows price changes and then “off market,” but not a deliberate reset of photography, narrative, targeting, or timing. Movoto Real Estate+1

Bottom line:

This estate didn’t struggle because of what it is.
It struggled because of how it was introduced, priced, and explained in a market that doesn’t see many properties at this price level.

2. What Makes This Property Stand Out

The market needs to understand why this is a multi-million-dollar estate, not just a big rural home.

Key differentiators we’ll lean into:

• Modern main residence (2017) with about 3,100–3,300 finished sq ft, 4 bedrooms and 3 baths. Zillow+2Homes+2
• 6.5–7± irrigated acres in Weld County with ag zoning and no HOA, positioned in the path of growth between Ault, Windsor, and Severance. Homes+1
• Rare water rights / agricultural well that make the land productive, not just pretty.
• Serious horse infrastructure: stalls, paddocks, pens, tack room and outbuildings already in place.
• Massive outbuilding and garage capacity (advertised at roughly 18 vehicle spaces) including RV-height doors and shop space.
• High-end finishes inside: live-edge wood beams, wide-plank flooring, Sub-Zero and other premium appliances, custom copper hardware.
• Outdoor lifestyle features: covered entertaining areas, mature landscaping, and even an imported pizza oven noted in some marketing.

This is not competing with tract homes in Ault. It is competing with upper-tier acreage estates across the northern Front Range.

Our job is to make buyers and appraisers see that clearly, fast.

3. My Marketing System (and How We Reset the Narrative)

A. Pre-Marketing / Off-MLS Launch

This is where most agents and most FSBOs lose the plot.

Before we ever re-enter the MLS, we quietly syndicate and test the property on the platforms where acreage and equestrian buyers actually look:

• Zillow, Realtor.com, Homes.com, Redfin
• Land-focused portals (LandSearch, Land.com network, etc.) LandSearch
• DenverSeek.com and DolbyHaas.com feature page for the estate

We watch:

• Views, saves and click-through patterns
• Lead quality (who is inquiring and from where)
• Showing requests and feedback
• How you stack up against similarly priced acreage in Severance, Windsor, Pierce, Eaton and Fort Collins Movoto Real Estate+1

From that, we learn:

• Are buyers comfortable in the low-to-mid-$2M range, or do they only lean in when we tweak the number or the story.
• Which features generate the strongest response: the water rights, the equestrian setup, the shop space, or the house itself.

This protects you from three expensive mistakes: overpricing, underpricing, and going stale.

We don’t guess. We test.

B. Social and Digital Targeting

We’ll build a campaign aimed at people who actually buy properties like this:

• High-income buyers across the Front Range
• Relocation buyers from CA, WA, TX, FL and the Midwest who are used to paying for land and water
• Move-up acreage buyers in Weld, Larimer, and northern Douglas counties
• Our internal database of past acreage, horse-property, and shop-property buyers

Distribution:

• Facebook and Instagram (short-form carousel and reel content)
• YouTube (property film and “estate walk-through” style video)
• Google Display retargeting off DenverSeek.com and our landing pages

The creative will highlight water + horses + shop space + modern home as a single package, not a long feature list.

C. Broker-to-Broker Promotion

Upper-tier acreage often sells through the agent network, not random portal leads.

We will push this directly to:

• Northern Colorado acreage and farm/ranch specialists
• Denver luxury and relocation agents with Weld and Larimer buyers
• Equestrian-focused broker groups and private Facebook masterminds
• Our own list of agents who have shown or written on similar estates in the last few years

The goal is simple: every serious acreage broker in the region knows your property is back, repositioned, and worth a look.

D. Weekly Analytics and Adjustments

You won’t be sitting there wondering why the phone is quiet.

You’ll see:

• Weekly portal stats: views, saves, and engagement compared to other listings at a similar price
• Showing activity and feedback trends
• Geographic heat map of where buyers are coming from
• Ongoing pricing and positioning recommendations based on real data, not blind optimism

We adjust quickly so you never rack up another long, mysterious days-on-market story.

4. Proof of Performance

Our model is built for properties that other brokers struggled to sell or were scared to price aggressively.

For example:

At 28800 Stonecrop Trail in Conifer, we brought a modern mountain home to market at $2.7M, one of the highest numbers ever paid in that area. Many nearby properties were trading at dramatically lower prices. The difference was a combination of product, presentation, and precise pricing, backed by a disciplined pre-marketing phase.

That same playbook is what we bring to County Road 23: protect your leverage, respect the uniqueness of the asset, and then aim for the top of the realistic range.

5. Pricing Strategy for 40078 County Road 23

I’m not going to pretend we can pluck the perfect number out of thin air for a property this unique.

Here is the framework I would use:

1. Build a true acreage/equestrian CMA
• Pull 10–15 recent acreage sales across Ault, Severance, Windsor, Eaton, Pierce and Fort Collins, adjusting carefully for water rights, outbuildings, house size and age. Movoto Real Estate+1
• Separate “house-heavy” sales from “infrastructure-heavy” ones so we don’t underprice the shop and equestrian value.
2. Establish an adjusted value band
• The prior listing history already tells us buyers balked at $2.5M and were lukewarm in the high $2.3s–$2.25M during that particular window. Movoto Real Estate
• Today’s market and rate environment may support something different, but that history is a data point we will respect.
3. Use a test-market corridor rather than one rigid number
   Example structure (to be finalized after full CMA and on-site walkthrough):
• Test-Market Range: a tight band in the low-to-mid $2M’s, calibrated to where the best acreage comps and buyer response overlap.
• Initial public list price: Positioned just under a psychological threshold (for example $X.99M) to create urgency while still honoring the adjusted value.
• Goal: Let actual buyer traffic tell us whether we can press higher or need to pivot quickly, before days on market stack up again.

The key is to price it as an estate, not just a “big house in Ault,” and to let our pre-marketing data keep us honest.

6. Next Steps

If you decide to move forward, here’s what I recommend:

1. On-site walk-through to understand every inch of the property: water rights documentation, equestrian facilities, shop specs, and recent upgrades.
2. Full CMA and pricing roadmap built around acreage and equestrian comps, not just standard residential sales.
3. Media package:
• Pro photography, twilight, full drone coverage
• Short film highlighting the lifestyle: water, horses, shop, and home
4. Pre-marketing phase across portals, land networks, and social to test buyer response before we re-enter the MLS.
5. Launch sequence with coordinated MLS release, agent previews, and follow-up campaigns.
6. Weekly reporting and adjustments so we never repeat the last listing’s slow fade.

Look forward to your reply.

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