In the upper brackets there are fewer buyers, and they are often relocating or purchasing a second home. Portal syndication alone rarely reaches them.
Presentation carries more weight. Twilight photography, drone, a full video tour, and a dedicated property page are the baseline, not an upgrade.
Pricing is harder because comparable sales are sparse. Positioning depends on the closest true comparables and on what is currently pending, not on a price-per-square-foot average.
Private outreach — agent-to-agent, brokerage networks, and targeted campaigns — produces a disproportionate share of the showings that matter.
Expect a longer market time and plan for it. Discipline in the first six weeks protects the final number.
