My Proven Marketing Plan for Midway Home Sellers

Thinking about selling your home in Midway and not sure where to start? You want a plan that gets attention fast, brings real buyers through the door, and keeps you informed at every step. You also want a process that fits Midway’s unique market and commute patterns to Tallahassee. In this guide, I’ll walk you through my proven, step-by-step marketing plan for Midway sellers, from pre-listing prep to targeted ads and weekly reporting you can rely on. Let’s dive in.

What you can expect

• Clear pre-listing prep and staging guidance.
• Professional photo, video, and floor plans that make your home pop online.
• Fast MLS launch with wide syndication and IDX exposure.
• Targeted digital ads built and managed with The Big Bend Group.
• A showing and open house strategy that drives foot traffic.
• Pricing, offer management, and net proceeds guidance.
• A weekly communication cadence with transparent metrics and next steps.

Pre-listing prep that pays off

Walk-through and optional inspection

I start with a detailed walk-through to spot items that could slow a sale. If needed, we can order a pre-listing inspection focused on roof, HVAC, plumbing, and electrical. You decide what to address based on cost and impact.

Smart repairs first

I provide a prioritized repair list. Safety and material defects come first. Next are high-visibility items that affect photos and showings, like paint touchups, lighting, and simple landscaping cleanup.

Simple staging checklist

We declutter, depersonalize, and highlight your home’s best features. You get a checklist with quick wins: neutral bedding and towels, fresh mulch, clear counters, and tidy closets. Strong presentation matters in a smaller market because it expands your buyer pool and can shorten time on market.

Photography, video, and floor plans

Pro visuals that drive clicks

Online first impressions decide whether buyers book a showing. Your listing will include:

• HDR interior and exterior photos, typically 20–40 images based on size.
• A virtual tour or 3D walkthrough, and a short narrated video when helpful.
• Drone photos or video for acreage, larger lots, or proximity to notable features.
• A 2D floor plan so buyers understand the layout.
• A twilight exterior shot if curb appeal benefits.

I provide MLS-ready files along with square and vertical crops for social ads. Any drone work follows FAA Part 107 rules. All visuals and wording follow Fair Housing guidelines.

MLS listing and broad exposure

Fast, detailed launch

Once photos are complete, I enter your listing into the MLS within 24 to 72 hours. I write a clear, feature-rich description with accurate room, feature, and utility data, plus tax and build details. I also add keyword-friendly terms that buyers search for, while staying within MLS and Fair Housing rules.

Where buyers find you

Your listing syndicates across major consumer portals and is indexed by search engines when syndication is enabled. It also displays through IDX on my site and on The Big Bend Group’s channels, which expands reach to buyers searching by neighborhood and feature.

Targeted digital ads via The Big Bend Group

Hyperlocal plus regional reach

Midway attracts a range of buyers, including Tallahassee commuters and value seekers. I build ad campaigns that target:

• Primary geo radius around Midway, with secondary radius around Tallahassee and feeder areas.
• Interest and behavior audiences, including active home search and relocation segments.
• Lookalike audiences and retargeting for visitors who view your listing page.

Creative and conversion

We test short walk-through videos, photo carousels, and single-image ads. Each ad calls out price, beds, baths, lot size, and standout features. Ads drive to a single-property landing page with a contact form and scheduling link. We track conversions and optimize budget to the best-performing creative.

All ads follow Fair Housing and platform policies.

Open houses, broker tours, and showings

Build buzz early

• Broker tour in week one with a one-page feature sheet.
• Public open house timing based on MLS traffic patterns.
• Private showings scheduled through a secure system, with feedback logged.

If the market is competitive, I may request a pre-qualification or pre-approval letter for private showings. You’ll see weekly feedback summaries and recommendations.

Pricing strategy and offer management

Price with confidence

I complete a Comparative Market Analysis using recent closed sales, adjusting for condition, upgrades, lot size, and features. We use a pricing band strategy to maximize showings in the first one to two weeks. If interest is high, we can set a clear offer deadline or call for best and final to encourage strong terms.

Clear net proceeds

When offers arrive, I provide a net sheet for each so you understand bottom-line results, including closing costs, concessions, and any inspection repairs. You will get written copies of all offers and a recommended response plan.

Communication cadence you can count on

Pre-listing

We set the timeline for repairs, staging, photos, and launch.

Days 0–3 live

You get a live listing alert, direct links to your MLS and syndicated pages, and a 72-hour plan for ad deployment and broker outreach.

Weekly updates

Every 7 days while on market, I send a concise report with:

• MLS and portal views, impressions, and clicks.
• Showings requested and completed.
• Feedback highlights from agents and buyers.
• Ad performance: impressions, clicks, leads, and cost per lead when applicable.
• Market shifts or new comps that affect pricing.
• Recommended actions for the week ahead.

You also get real-time notifications for any written offer, multiple-offer situations, major negative feedback trends, or recommended pricing changes.

Post-offer

Expect daily updates during negotiation, inspection, appraisal, and through closing.

How we measure and improve

Key performance indicators

Marketing KPIs include impressions, clicks, cost per lead, landing page conversion rate, and showings per week. Sales KPIs include days on market, number of offers, list-to-sale price percentage, and your net proceeds after costs.

Optimization timeline

• After week 1: If showings are low, we expand ad reach, update copy or visuals, and review price positioning.
• After weeks 2–3: If showings are strong but offers have not materialized, we reassess staging, disclosures, and pricing versus new comps.

This plan is designed to increase exposure and buyer competition. I align expectations with current local averages from the MLS at the time we list.

Florida disclosures and fairness

Sellers complete required Florida disclosures, including known material defects and lead-based paint for homes built before 1978. If your property sits within a FEMA flood zone, be prepared to disclose any flooding history and to provide an elevation certificate if requested. For septic and well systems, keep maintenance records handy. If you have an HOA, gather the latest documents and fee schedules. All marketing follows federal and Florida Fair Housing rules, with broad, non-discriminatory language and targeting.

What to bring to your listing consult

• Deed or proof of ownership and a mortgage payoff estimate if available.
• Recent tax bill, utility bills, and any HOA documents.
• Warranties, repair invoices, and prior inspections.
• Recent survey and deed if you have them.

What I’ll show you at the consult

• A current CMA tailored to your property.
• A concise marketing plan summary with timeline.
• A preliminary net proceeds estimate.
• A prioritized repairs and staging plan.
• A proposed launch schedule with milestones.

First-week launch checklist

• Day 1: Listing goes live in MLS, confirm all data and photos, verify syndication.
• Day 2: Social ad campaigns launch, broker tour invites sent.
• Day 3: Public open house announced, single-property page and scheduling links shared.
• Day 4–7: Retargeting active, feedback compiled, optimization actions set for week two.

Local snapshot to verify at launch

• Median sale price in Midway is $____ as of [month/year], based on the local MLS.
• Average days on market is ____ for similar homes as of [month/year].
• List-to-sale price ratio averages ____ percent as of [month/year].
• Seasonality: strongest listing activity typically in [months], based on recent MLS reports.

Before your home goes live, I pull the latest MLS and county data so our pricing and timing match current conditions. I also check Gadsden County Property Appraiser and GIS for parcel details, flood zones, and tax history.

Ready to sell with a clear plan and consistent communication? Let’s get your home in front of the right buyers. Reach out to Trey Cooper III to schedule your listing consult.

FAQs

How fast can you market my Midway home?

• Typical timeline is 1 to 7 days from our initial consult to live listing, depending on repairs, staging, and photo or video scheduling.

Is professional photo and video really worth it?

• Yes, most brokers see higher engagement with professional visuals, and I include photo and video in a plan designed to increase clicks and showings for Midway homes.

Will my listing appear on major home sites?

• Yes, when MLS syndication is enabled your listing appears on major consumer portals and is indexed by search engines.

How do your social ads reach Midway buyers?

• We use radius and ZIP targeting, interest and behavior audiences, lookalikes, and retargeting to reach local buyers, Tallahassee commuters, and regional movers.

How often will I hear from you while listed?

• You receive weekly written updates with metrics and recommendations, plus immediate alerts for offers, feedback trends, or pricing changes.

What should I bring to our first meeting?

• Bring your deed or proof of ownership, mortgage payoff estimate, recent tax and utility bills, HOA docs, warranties and repair invoices, and any prior inspections.