MARQUEEListing Marketing OS
Sample campaign

A listing that had already been on the market for 36 days.

This is a real Marquee campaign, produced end to end for one property. Not a mockup, not a template with the address swapped out — the actual strategy, creative and calendar that went out. Everything below came from one intake.

Real listing · real campaign · MLS 2176473
Property
822 N Grandridge Ct
City
Salt Lake City
Price
$1,530,000
Original
$1,750,000
Size
4,260 SF
Bed / Bath
4 / 4
01  /  The diagnosis

The problem is not the house.

Thirty-six days on market with no offer is a marketing problem before it is a price problem. The campaign starts by naming what is actually going wrong — in writing, to the seller — because you cannot fix a story you have not diagnosed.

From the outside, you would never expect what has been created inside.
  • Value gapThe exterior reads quieter than the renovation. Marketing has to close that perception gap before buyers filter the listing out on the scroll.
  • Price + HOA frictionAt $1.53M with a four-figure HOA, the value case has to be lifestyle-driven, not feature-driven. A feature list loses this argument.
  • Under-told storyDesign, main-level living, entertaining and lock-and-leave convenience should be the lead — not supporting details buried in line 14 of the remarks.
The positioning it produced
Downsize the maintenance.
Not the lifestyle.

Most people do not actually want a smaller life. They want less maintenance, less yard work and less hassle — while keeping the space, quality and entertaining they love.

One line. Every asset below is built from it — the posts, the reels, the flyer, the open house invitation, the agent outreach. That is what makes a campaign feel like one campaign instead of fourteen unrelated pieces.

02  /  Before and after

Same house. Same photographs.

Nothing was re-shot and nothing was staged again. The only thing that changed is what the market was handed — and that is the entire product.

Before — how it ran71 photos, in a grid
The original listing: a long grid of photographs with machine-written captions.
  • Seventy-one photographs in no particular order. A buyer decides in two seconds and leaves by photo six.
  • Captions generated automatically, about surfaces. Flooring, lighting, fixtures — the things nobody buys a house for.
  • No buyer named, no argument made. Nothing anywhere says who this home is for or why now.
After — what we ranTen pieces, in sequence
Campaign post: You would never guess. Campaign post: The kitchen changes everything. Campaign post: Luxury without the work. Campaign post: Designed for the next chapter.
  • Ten pieces, each making a different argument. Sequenced across thirty days so the campaign builds instead of repeating.
  • Every line written to a person, not about a room. One photograph per piece, chosen to carry one idea.
  • One buyer, named and pursued. The downsizer who is not downsizing how they live.
The listing described a room like this

“Room featuring light wood-finish flooring, recessed lighting, and a ceiling fan.”

Caption as it appeared on the listing.
The relaunch opened like this

“Nothing about the exterior prepares you for what has been created inside this extraordinary Northpoint Estates residence.”

First line of the rewritten listing copy.

A $220,000 reduction had already been tried. This is what had not been.

03  /  What was delivered

One address in. This came out.

Finished, art-directed, ready to post and print. Every piece below existed before the agent did anything except approve it.

04  /  The listing appointment

Before any of it, you have to win the listing.

Everything further down this page happens after the seller signs. This is the part that comes first — the document you carry into the appointment, built for that specific address, against whoever else is interviewing that week. Eight pages: what the market has already said, why it has not sold, what you would change, the creative that goes live the day you list, the thirty-day plan, how the seller will be kept informed, and the three decisions you need from them.

This is what the free run produces. One address, one form, no card — and this is what comes back.

Page 1 of the Grandridge listing-appointment package.01
Page 2 of the Grandridge listing-appointment package.02
Page 3 of the Grandridge listing-appointment package.03
Page 4 of the Grandridge listing-appointment package.04
Page 5 of the Grandridge listing-appointment package.05
Page 6 of the Grandridge listing-appointment package.06
Page 7 of the Grandridge listing-appointment package.07
Page 8 of the Grandridge listing-appointment package.08
Open the appointment package  → Get one built for your next appointment  →
05  /  The listing packet

Twelve pages, written for this property.

Not a template with an address swapped in. The packet diagnoses why the listing stalled, states the new position, names the three buyers it is written for, rewrites the first ninety words of the listing copy, and lays out the thirty days that follow. It is the document that gets presented at the table — and the one the seller keeps.

Page 1 of the Grandridge listing strategy packet.01
Page 2 of the Grandridge listing strategy packet.02
Page 3 of the Grandridge listing strategy packet.03
Page 4 of the Grandridge listing strategy packet.04
Page 5 of the Grandridge listing strategy packet.05
Page 6 of the Grandridge listing strategy packet.06
Page 7 of the Grandridge listing strategy packet.07
Page 8 of the Grandridge listing strategy packet.08
Page 9 of the Grandridge listing strategy packet.09
Page 10 of the Grandridge listing strategy packet.10
Page 11 of the Grandridge listing strategy packet.11
Page 12 of the Grandridge listing strategy packet.12
Open the actual PDF  →
Print — the premium flyer
The Grandridge premium listing flyer.

One sheet, built to survive the open-house table. Full-bleed photography from the shoot, the facts a buyer actually asks for, the positioning line carried through from the packet, and nothing borrowed from a listing-sheet screenshot.

Printed at letter, designed for the same dark, restrained look as everything else in the campaign — so a buyer who saw the post recognises the flyer.

Open the flyer  →
06  /  The creative

Ten posts, five stories, five reels, one flyer.

These are the delivered files, not mockups of them. Every piece is built on a single photograph from the shoot, art-directed, captioned, and sequenced so the campaign builds an argument across thirty days instead of repeating one.

Social post reading: You would never guess what is waiting behind this front door.
Post 01 · ArrivalOpens on the gap between the street view and what is inside. The campaign thesis in one line.
Social post reading: Downsize the maintenance. Not the lifestyle.
Post 02 · PositioningThe line itself, stated plainly. This is the post that reframes who the house is for.
Social post about the kitchen and its oversized island.
Post 03 · The room that sells itThe island gets its own post instead of being photo six of nine on the listing sheet.
Social post reading: 4,260 sq ft reimagined.
Post 04 · The spaceSquare footage and main-level living — the facts, delivered after the story has earned them.
Social post reading: Luxury without the work.
Post 05 · The tradeGated, maintained, amenity-served. Answers the HOA objection before a buyer raises it.
Social post reading: The unexpected house.
Post 06 · The transformationQuiet from the street, completely rebuilt inside. The contrast is the whole argument.
Social post reading: A second lifestyle level.
Post 07 · The second levelGuests, entertaining, flexibility — square footage reframed as things a buyer would actually do.
Social post reading: Designed for the next chapter.
Post 08 · The buyerSpeaks directly to the downsizer who is not downsizing how they live.
Social post announcing the new price of $1,530,000.
Post 09 · New priceThe reduction framed as a fresh opportunity rather than an apology.
Social post reading: Come see what the MLS misses.
Post 10 · CloseEnds where it started — what a listing sheet structurally cannot communicate.
Story creative
Vertical story graphic from the campaign. Vertical story graphic from the campaign. Vertical story graphic from the campaign. Vertical story graphic from the campaign. Vertical story graphic from the campaign.
Also in the box

The three pieces that decide whether the campaign turns into conversations — and the three most agents never get around to making.

Open house welcome sign. Open house invitation copy. Open house sign-in sheet. Open house feedback sheet.

Open house kit — 4 pages

A printed welcome sign, five invitations already written, and a sign-in and feedback sheet on a light ground so a pen actually shows. Same design, made to be used.

Open the kit →
Reel scripts, page one. Reel scripts, page two. Reel scripts, page three.

Five reels, storyboarded

Hook, script, call to action and a six-frame storyboard built from the shoot — so you point a phone at the frame you are looking at. All five film in one visit.

Open the scripts →
Agent and sphere outreach, page one. Agent and sphere outreach, page two.

Agent & sphere outreach

Two texts written for two different audiences, an email with three subject lines, and a note on why each one is built the way it is. Copy, paste, send.

Open the outreach →
Caption for post 01, as delivered, verbatim: “You would never guess what is waiting behind this front door. From the street, 822 N Grandridge quietly sits inside one of Salt Lake City’s established gated communities. Inside: 4,260 square feet, a complete transformation, a showpiece kitchen, main-level primary living and spaces designed to gather. $1,530,000. Message me for a private look.”
07  /  The calendar

Thirty days, assigned.

The reason campaigns die is that nobody decides what happens on day 17. Every day has an instruction. Four of the seven are shown per week.

Week one

Reset the story
  1. 01Replace the primary marketing language with the new positioning.
  2. 03Personally text 15 agents with likely downsizer clients.
  3. 04Film Reel 1 and Reel 3.
  4. 07Review response and showing feedback.

Week two

Target the buyer
  1. 09Call 10 agents who recently sold $1.25M–$2.5M homes.
  2. 11Sphere text to 20 high-value contacts.
  3. 13Neighbor invitation.
  4. 14Open house and feedback capture.

Week three

Prove the experience
  1. 16Follow up every open-house attendee.
  2. 19Second round of agent outreach, using what the feedback taught.
  3. 20Story: three details buyers miss online.
  4. 21Seller report and campaign adjustment.

Week four

Create urgency
  1. 23Reel 5 — who is this house for?
  2. 24Direct outreach to prior showing agents.
  3. 27Private tour call to action.
  4. 30Seller report: activity, objections, the next decision.
08  /  The weekly seller report

The part that keeps the listing.

Every week the seller gets a report: what ran, what it produced, what buyers and agents actually said, and what changes because of it — ending in the two or three decisions that are theirs to make. It is the difference between a seller who wonders what you are doing and a seller who renews.

Page one of the weekly seller report. Page two of the weekly seller report.

Shown with representative activity figures. On a live campaign the numbers are yours — pulled from what actually ran that week.

Open the report  →
09  /  What it replaces

One form. Everything above.

You send an address and what you know about the seller. That is the whole of your involvement until the package is in front of you for approval.

1
Thing you do

Submit the address. No brief to write, no assets to gather, no calls to schedule.

48 hrs
Until it is yours

From the form to the finished package, ready to present.

31
Finished files

Per campaign. Not drafts, not templates — the files themselves.

30
Days, each assigned

A calendar with an instruction on every day, not a blank week three.

Listing-appointment package8 pp
Positioning & strategy packet12 pp
Social posts, written & captioned10
Story graphics5
Reel scripts with shot lists5
Premium print flyer1
Open house kit1
Agent & sphere outreachEmail + SMS
30-day execution calendar30 days
Weekly seller reports4
Total31 files · 48 designed pages
Hire someone to do it
$4,694 a month

The average real estate marketing coordinator in the United States earns $56,336 a year. That is what it costs before they have designed anything, and before you have written the brief that tells them what to make.

US average, Salary.com — real estate marketing coordinator.

Marquee
$300–500 a month

Everything on this page, per listing, finished. The first one is free so you can judge it against your own work rather than against a promise.

One free run per agent. No card to start.

The comparison is not really price, though. A coordinator produces what you brief them to produce. Nobody on this page was briefed — the positioning, the buyer, the argument and the sequence arrived with the files.

The offer

Your next listing gets this. The first one is free.

Marquee builds the seller presentation package you take to the appointment — the one that wins you the listing — free, for one property. No card. If it wins you the listing and you want the campaign that follows, that is when you pay.

The longer form See pricing One free run per agent.