Example
Example: a made-up home

The marketing strategy

1200 E Example Ridge Way

Draper, UT

$1,850,000Offered at
5Bedrooms
6Baths
6,420Square feet
12 pagesThe marketing packet

The plan for this home, written for the seller.

Every figureSourced

Nothing is printed that is not on the record.

PulseWritten for this home

In the agent’s own voice.

M MARQUEE LISTING MARKETING
YOUR CAMPAIGN, ALREADY BUILT

1200 E Example Ridge Way

Draper, UT  ·  $1,850,000
PREPARED BY
ME
Morgan Ellis
Example Brokerage  ·  morgan.ellis@example.com
01  —  THE ASSET

Every figure, and where it came from.

Marketing goes out under a licence. So each number carries its source, and anything nobody has checked against a document says so — before it is published, not after.

List price
$1,850,000
Stated at intake
Square feet
6,420
Stated at intake
Bedrooms
5
Stated at intake
Bathrooms
6
Stated at intake
Year built
2019
Stated at intake
Checked against something — the house itself, a listing sheet or the county record.
Stated from memory. Still true, but nobody has verified it yet.

02  —  EXECUTIVE DIAGNOSIS

The house is not the hard part. Explaining it in one sentence is.

This is a 6,420 square foot home on a lot just over an acre, priced at $1,850,000, and what's in the rooms shows a build with real design intent: a steel-framed stair, a glazed wall to an outdoor pool deck, a dark stone primary suite, a chef's range wall in the kitchen. The risk is not demand, it's confusion — a buyer scrolling fast needs to understand what kind of house this is in the first three images, or they move on.

We're not hunting for a buyer here — we're making sure the right one recognizes this house in the first five seconds.
It reads as several different houses
The exterior at dusk, the glass-walled stair to the pool, the staged traditional living room and the dark modern primary bedroom each pull toward a different buyer. The campaign has to pick one story and let every piece serve it.
The lot is doing more work than the square footage
At 52,272 square feet, the lot is the outlier against the comparables, which run smaller. That number needs to show up early, not buried in the specs.
Price sits inside a tight, active comp set
Three nearby sales this year — $1,795,000, $1,910,000, and $1,760,000 — bracket this list price closely. The argument isn't 'rare,' it's 'correctly placed,' and the marketing should say so with confidence, not apology.
03  —  REPOSITIONING

A full-size home on more than an acre, built in 2019.
The scale is real; the upkeep isn't the trade-off people expect.

Position it as the rare combination in this price band: new-enough construction, five bedrooms, six baths, and land most buyers at this number don't get.

2019 buildover an acre5 bed / 6 bath6,420 sq ftpool deck accessDraper
04  —  AUDIENCE STRATEGY

Who should care?

Three buyer profiles give this campaign focus. Each receives a different reason to act.

01
Growing household, needs room to spread
Five bedrooms and six baths across 6,420 square feet means everyone gets their own door to close, with space left over for the stuff that usually gets fought over — an office, a guest stay, a hobby room.
02
Trading a smaller lot for land
At 52,272 square feet, this lot is well above what the nearby comparable sales offer. For someone outgrowing a standard suburban yard, this is the move up in land without leaving the area.
03
Wants the newer build, not the project
Built in 2019, the systems and finishes are current. This buyer is done with fixing up a dated house and wants to move in and use it.
05  —  CAMPAIGN CONCEPT

Room to Live, Land to Breathe

The story here is scale with intention: a 2019 build with five bedrooms and six baths, sitting on more than an acre in Draper. Every piece of the campaign should make that combination feel obvious, not list it as a spec.

The lot as the lead
Open with the land. At 52,272 square feet, it's the single number that separates this listing from the comparables, and it deserves the first impression, not the last line.
The build as the proof
2019 construction, a glazed stair wall onto an outdoor deck and pool area, a chef's range wall in the kitchen — these are the specifics that back up the price, shown, not claimed.
The comps as the confidence
Three nearby homes sold this year between $1,760,000 and $1,910,000. This listing sits inside that range with more land than any of them, and the campaign should say so plainly to agents and serious buyers.
06  —  FEATURE CAMPAIGNS

Sell moments,
not a checklist.

Turn the strongest details into individual reasons to stop scrolling.

A front entry lit for arrival
The two-story entry volume and the warm wall-wash lighting at the door give the house real presence after dark, which is when most buyers drive by a second time.
Glass wall onto the pool deck
The main living level opens through a full glazed wall straight onto an outdoor deck and pool, with the stair rising alongside it. It's a direct, unbroken line from inside to outside.
A range wall built for actual cooking
A commercial-style range sits under a stone slab backsplash and a wood-paneled hood, flanked by floor-to-ceiling cabinetry. This is a kitchen set up to be used, not just admired.
A dark, grounded primary retreat
Deep paneled walls and a wide window onto trees set this bedroom apart from a standard primary — it reads as a separate, quieter part of the house.
07  —  WHAT IS BUILT

This is not a proposal.
It is already made.

Every piece below exists right now. The pages that follow show them as they will appear — not described, not summarised. Shown.

01
Social posts
5 pieces, sized for the feed
BUILT
02
Premium flyer
Print and digital, single page
BUILT
03
MLS description
The first 90 words a buyer reads
BUILT
04
Reel script and shot plan
Nine shots, in order, ready to film
BUILT
05
Agent-to-agent outreach
A message to send, not a template to write
BUILT
06
Open house kit
Sign-in sheet and a link that ranks who walked in
BUILT
07
Weekly seller report
Sent to you every week, whether the news is good or not
BUILT
08
30-day plan
Dated, and started the day you say yes
BUILT
08  —  THE SOCIAL CAMPAIGN

Written, sized and ready to post.

Each one is 4:5 — the shape the feed keeps, so nothing gets cropped away.

01
Pull in after dark and the house meets you first
The entry light comes on before the key is out, and the front door glows warm against the stucco. It's the kind of arrival that doesn't get old. Come see it at dusk.
02
Step off the stairs straight into the pool deck
One glass wall and you're outside — no hallway, no side door, just the deck and the water right there. The stair and the pool share the same view. Worth seeing in person.
03
The range gets going while everyone else is still at the island
Pendant light pools over the stone counters while dinner starts on the range behind it. There's room at the island for people to stay out of the way and still be in on it.
04
The room that closes the door on the rest of the house
Deep walls, trees filling the window, the rest of the house falling away — this bedroom doesn't feel like it's upstairs from anything. It feels like its own address.
05
A living room that can hold a full house
Two tall windows and a wide run of wall give this room space to fill without crowding. This is a room built to gather in, not just pass through.
09  —  MLS LAUNCH

The first 90 words.

The listing copy should immediately change how the buyer frames the property.

Morning in this Draper home starts with light pouring through two tall windows into a living room built for a full house, and ends with the glass wall off the main level sliding back onto a private deck and pool. In between, there's a kitchen anchored by a commercial-style range under a stone slab hood and a primary suite finished in deep paneled walls that closes the door on the rest of the house. The home sits on a lot just over an acre — well above what's typical for this stretch of Draper — with a floating stair that rises alongside the pool view from the main living level. Built in 2019, the home offers five bedrooms and six bathrooms across 6,420 square feet, listed at $1,850,000.
Three comparable Draper homes sold this year between $1,760,000 and $1,910,000, each on a smaller lot than this one.
Here, the land, the build year and the layout are already in place — the only thing left to do is move in.
10  —  CONTENT ENGINE

Turn one listing
into a campaign.

The output is designed to be used, not admired in a PDF.

REEL HOOK
This is the only house on the street where the stairs lead to the pool.
SHOT PLAN
  1. Exterior at dusk, hold on the entry light coming up as the gimbal walks toward the door
  2. Push through the front door into the entry, let the glass wall and pool reveal as you walk forward
  3. Walk the floating stair up, camera trailing the handrail line against the glass
  4. Pan the main living room from one window to the other, slow, letting the light carry it
  5. Walk into the kitchen along the island, stopping on the range wall and hood
  6. Hold on the kitchen pendant lights from below, then tilt down to the island surface
  7. Walk into the primary bedroom, stopping at the foot of the bed facing the window
  8. Final shot: step back out the front door at dusk, door closing, lights still on inside
11  —  AGENT-TO-AGENT

Create curiosity
before the showing.

A personal message will outperform another generic price-reduction blast.

COPY / PASTE
New to market in Draper: 1200 E Example Ridge Way, $1,850,000. 2019 build, 5 bed / 6 bath, 6,420 sq ft, on a 52,272 sq ft lot — well above what we've seen on the recent Draper comps this year, which have sold between $1,760,000 and $1,910,000 on smaller lots. Pool deck off the main level and a commercial range kitchen. If you've got a buyer who's been priced out of land in this range, I'd get them in before this one settles the comp set again.
WHY IT WORKS

It leads with the one number — the lot size — that no comp in the area currently matches, which is the fastest way to earn a second look from an agent scanning a dozen new listings.

12  —  THE FIRST 30 DAYS

It starts the day you say yes.

DAYS 1-3
Final campaign review and listing prep
Confirm the shot list against the posts and flyer, finalize MLS copy, and get the sign and lockbox in place.
DAYS 4-7
Public launch
MLS goes live, flyer prints, and the first three posts (exterior, entry, kitchen) go out across social on launch day.
WEEK 2
Agent outreach and broker tour
Send the outreach message to the local agent network and host a broker's open to get the pool deck and primary suite in front of buyer's agents directly.
WEEK 2
Remaining content rollout
Release the primary bedroom and living room posts along with the stories sequence, spaced across the week.
WEEK 3
First public open house
Hold a weekend open house timed to daylight for the pool deck and evening light for the exterior, and follow up with every visitor within 48 hours.
WEEK 4
Review and adjust
Check showing feedback against the comps and, if traffic is light relative to the comp set's pace, revisit price positioning before the 30-day mark.
ME
Morgan Ellis
Example Brokerage  ·  morgan.ellis@example.com

Morgan Ellis is an example agent, made up to show what Marquee builds. Morgan sells homes along the Wasatch Front and plans every listing around how buyers actually live in a house.

Every figure in this document is backed by the listing record.
M THE LAUNCH
This house doesn't need an exaggerated story — it needs a clear one.
Lead with the land, back it with the build, and the right buyer will recognize it fast.
The comp set tells us the price is right; the campaign's job is to make sure the right person sees it before someone else's does.
MARQUEE — LISTING MARKETING OS
Morgan, this one shows well without needing to be dressed up — let's keep the copy as plain and confident as the house is. Ready to launch whenever you give the word.
ME
Morgan Ellis
Example Brokerage  ·  morgan.ellis@example.com
1200 E EXAMPLE RIDGE WAY  ·  DRAPER, UT

Every listing gets all of this.

Example: a made-up home and agent, built by Marquee. Not a real listing.