Q 01
How are you compensated?
Standard 5% commission split with the buyer's broker (2.5% sell-side, 2.5% buy-side). Disclosed in writing on the listing agreement; we don't compete on price for $1.5M+ listings.
For sellers · 1,640 closed listings
Priced to sell.
Sold near ask.
Our trailing-12-month sale-to-list ratio across 248 closed Cardinal listings is 98.6%. We get there by pricing the listing right, not by bidding sellers a price they want to hear so we can win the listing.
01Headline metrics · trailing 12 mo
98.6%
Sale-to-list
14 days
Listing → contract
$1.85M
Median sale price
248
Closed listings · 2025
02The five-stage listing
The same arc.
Every Cardinal listing.
- 01
Pricing-discipline review
Comp file walked with the seller, agreed list price within ±2% of the bank-comp. We don't bid the listing to win it.
- 02
Pre-listing prep
Staging consult, light renovation if it returns >2x, photography brief written. Two-day shoot with the same studio every time.
- 03
Press kit + buyer list
36-page case-bound brochure to a curated buyer list (typically 240+ names) within 48 hours of going public. Selective press where it fits.
- 04
Showing window discipline
Holding showings to a 72-hour window so offers come in stacked. Two agents in every showing — your listing agent + the pocket specialist.
- 05
Counter strategy, then close
Each counter pre-rehearsed before the first offer arrives. Sunday-night seller call before every Monday window. Lawyer hand-off on close day.
03Common questions
Q 02
What if it doesn't sell in the first 30 days?
We have an honest pricing conversation in week 4. If the comp file says we're priced 3%+ over fair, we adjust; if we're priced right, we hold. Sellers can take the listing off the market in any 30-day window with no termination fee.
Q 03
Will you list off-market?
Yes — about 30% of our annual listings start off-market and only go public if a private buyer match doesn't materialize within 60 days. Common with sellers who don't need public-listing liquidity.
Q 04
Do you charge for staging or photography?
No upfront fee. Pre-listing renovation costs are paid by the seller direct to vendors (no markup); we coordinate the project and the schedule.
04 / Considering a sale?
