08/23/2026
This listing didn’t need more marketing. It needed a diagnosis.
$2.2M estate.
$200K price reduction.
Still sitting cold.
The usual response?
More photos. Another reel.
Another price adjustment.
But those are prescriptions.
Before prescribing anything, I needed to understand what’s actually wrong. In this case, it was multiple friction points that compound for the buyer.
118 photos created visual fatigue.
The lighting flattened the experience.
And a turnkey price that didn’t quite align with what the property was asking buyers to pay.
None of those problems gets solved by simply doing more marketing.
That’s been my approach for years: don’t give people the thing they ask for just because they asked for it. Figure out what the property actually needs first.
Sometimes that’s media.
Sometimes it’s positioning.
Sometimes it’s pricing.
And sometimes the uncomfortable answer is —
that the property itself isn’t the problem —
the way it’s being presented is.
That’s what Listing Nightmares is about: taking a listing that’s stuck, finding the friction, and prescribing the intervention.
Have a listing sitting?
DM me “AUDIT” + the MLS link.
I’ll show you where I see the friction.
