255 CRESTLAKE DR

CASE STUDY

THE IMPOSSIBLE TIMELINE

When my client acquired 255 Crestlake Drive off-market in September, the clock was already ticking. The house needed significant updates, and she had one goal: refresh and sell—fast. With the holidays approaching, every day mattered. A delay of even a week could mean the difference between a record-breaking sale and a house sitting on the market through the new year.

Renovating a house for sale is no easy feat. Doing it in less than two months, bringing it to market mid-November just before Thanksgiving, and then securing multiple offers from one twilight tour while setting a neighborhood record? That's unheard of.

But that's exactly what we did.

BEFORE

AFTER

THE CHALLENGE

This wasn't just about selling a house—it was about executing a complex buy-renovate-sell strategy on a street averaging $1.21M. Success required:

• Smart acquisition timing and off-market negotiation
• Strategic improvement decisions that would maximize ROI
• Precise marketing timing in a challenging holiday window
• Flawless execution when margins for error were zero

THE OPPORTUNITY

Despite the tight timeline, the fundamentals were strong. Crestlake's location premium and 2025's robust market recovery created the perfect storm. Pine Lake Park median prices were rebounding to $1.85M-$1.95M, with 70-80% of homes selling above asking. We just needed to capitalize on it—immediately.

THE KINOKO DIFFERENCE: WHEN EVERY DAY COUNTS

When timelines are this tight, you need a team that runs like a well-oiled machine. Our client needed more than a real estate agent—she needed a conductor orchestrating multiple moving pieces simultaneously.

Week 1-8: The Renovation Sprint

While construction was underway, we were already planning the marketing strategy, coordinating with our staging partner, and scheduling our photography and video teams. No wasted motion.

Week 9: The One-Week Miracle

Once renovations were completed, most agents would need 2-3 weeks to bring a property to market. We had a different plan. Our team of stagers, photographers, videographers, marketing assistants, and listing coordinators worked in perfect tandem:

• Monday: Final staging completed
• Tuesday-Wednesday: Professional photography, video, and virtual tour
• Thursday-Friday: Marketing materials finalized, digital campaigns launched
• Saturday: Property went live
• Following Tuesday: First twilight tour

One week. From renovation completion to 40+ visitors walking through the door.

The Tuesday That Changed Everything

Our technology-forward approach drove unprecedented visibility: 564 Zillow views, 1.2K website visits, 23.8K social media impressions, and 25.8K YouTube views. But numbers don't sell houses—people do.

That first twilight tour wasn't just a showing. It was an experience. We treated every guest as a welcomed resident, creating an atmosphere where buyers could envision their forever home. The catered refreshments, the warm ambiance, the thoughtful presentation of every upgrade—it all mattered.

By the weekend, we had three offers in hand.

THE RESULT

• Acquired: $2.1M (off-market, September)
• Listed: $2.488M (strategically priced to attract serious buyers and create competition)
• Sold: $3.125M in 3 days
• Over Asking: $637K (125.6% of listing price)
• Price Per Sq Ft: $1,101

This wasn't just a sale. It was a new Pine Lake Park record:

• 158% above street average
• 184% above district average
• $1.025M in price appreciation

Our hope was to be in contract before Thanksgiving. The actual result is what happens when all parties are in alignment: the seller wanted to deliver a quality property in record time, we wanted to maximize exposure to get the best result for our seller, and the buyers competed confidently for a property with intrinsic value that would become their forever home.

WHAT THIS MEANS FOR YOU

If You're Selling:

Timing isn't everything, it's the only thing. Whether you're facing a tight timeline or simply want to maximize your return, you need a team that can execute flawlessly under pressure. Our precision pricing, luxury marketing approach, high-touch hospitality, and expert negotiation don't just get your home sold—they get it sold for record prices.

If You're Buying:

In competitive markets, it’s important to assume that other buyers are just as qualified and just as motivated as you, because they are. The difference between losing out and winning your dream home often comes down to who's representing you so you can fully understand how to write a winning offer and quickly pivot to make your offer stand out if it’s not the favorite on your first try. Our relationships, market intelligence, and negotiation expertise help our buyer clients compete successfully, even in multiple-offer scenarios.

The Bottom Line:

Real estate isn't just about transactions. It's about orchestrating complex strategies, managing tight timelines, and delivering results that exceed expectations. When you work with us, you're not just hiring agents—you're gaining partners who treat your goals like family.

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