Sellers of waterfront, near-water and in-town Madison homes
Listing and marketing
A full listing service: pricing analysis, prep punch list, professional photography including drone work, a staged launch and weekly reporting until it closes.
The short version
Waterfront homes are sold twice: once in the photographs and once at the pier. If the first set of images does not show the frontage, the exposure and the view from the water, buyers scroll past a property that would have suited them perfectly.
Every listing we take gets a full photo package: interiors on a tripod with proper lighting, drone stills showing the frontage and the neighboring shoreline, and a walk-through video shot in the morning when the light is on the water. For shoreline properties we also shoot from a boat, because that is the angle buyers ask about.
Pricing gets the same rigor. We build the analysis off closed sales with comparable frontage and exposure rather than square footage alone, because on this market a hundred feet of protected east frontage moves the number more than another bedroom does.
Step by step
How it actually runs
Pre-list visit
We walk the property, take notes room by room and hand you a punch list ranked by what earns its money back.
Prep and staging
Two to four weeks, typically. We coordinate the trades and our stager works with what you already own wherever possible.
Photo and video day
Booked for the light, not for the calendar. Morning for east-facing frontage, evening for west.
Launch
We go live Thursday morning with the full media package, then run the first weekend of showings hard.
Negotiate and close
We present every offer with the terms compared side by side, then manage inspection, appraisal and title.
Why it matters
Three things this prevents
Every one of these came out of a transaction where it nearly went the other way.
Frontage shot properly
Drone and on-water images that show what buyers are actually paying for.
Pricing from comparable frontage
Our analysis weights water attributes, not just interior square footage.
Weekly reporting, no chasing
Showing feedback, traffic and a recommendation land in your inbox every Monday.
What it costs
No packages, no surprises
| Item | Cost | Notes |
|---|---|---|
| Listing commission | Negotiable | Agreed in writing in the listing contract before we go live |
| Photo, drone and video package | Included | No separate marketing fee, no upfront cost to you |
| Staging consultation | Included | Rented inventory quoted separately if you want it |
Sample figures for demonstration. Commission is never set by law or by any association and is always negotiable between you and the brokerage.
Questions
About this service
Anything not covered here, call the office and ask.
For frontage, late April through June is the strongest window, because the water is open and the yard looks like what buyers are imagining. In-town homes are less seasonal.
No. The photo, drone and video package is part of the listing service, with no upfront cost and no separate marketing fee.
Almost never. A full kitchen renovation rarely returns its cost at sale. Paint, lighting, landscaping and a pier that looks maintained usually do.
Two to four weeks for most listings. If we are waiting on a trade or on ice-out for the pier photos, we will tell you at the pre-list visit.
Related
Usually booked alongside
Book the first conversation
Ninety minutes, no charge, and you leave with a written plan whether or not you hire us.
Four agents, one office on Monona Avenue, replies within one business day.