Treasure Valley, Idaho

The Perfect Home Selling Process — Luxury Edition

For homes listed at $1,000,000 and above, every listing is run by Jerod Lee, Associate Broker, Certified Luxury Home Marketing Specialist (CLHMS), and member of the Institute for Luxury Home Marketing (ILHM).

Get the Luxury Pre-Listing Kit

How it works

One process, with a luxury layer

The Luxury Edition is not a second selling program. It is the ten-step Perfect Home Selling Process with a layer built for homes at this level, where the buyer pool is thinner, the marketing period can be longer, and the property itself is usually more complex. Preparation and positioning do more of the work.

Positioning before promotion

Before any marketing begins, we inventory what the property genuinely offers: acreage, outbuildings, systems, views, and the attributes that narrow its market. Photography, copy, and channels follow from that inventory, not from a template.

Preparation, in sequence

Staging consultation first, then condition items resolved, then documentation assembled for a buyer's review. Photography comes last, when the property is actually ready to be photographed.

Pricing as process

No one can promise what a home at this level will sell for. A disciplined process analyzes the genuinely comparable sales, weighs the property's attributes honestly, and evaluates the price against market response at defined intervals.

The standard

Included on every Luxury Edition listing

  • Pricing strategy for thin comparable sales

    Comparable sales are recent sales of similar homes. Where they are few, the strategy weighs them with more judgment and sets the intervals at which price is reviewed against market response.

  • Pre-list walkthrough

    We walk the property together and leave you with a preparation and repair list.

  • Staging consultation

    A professional consultation, before any photography.

  • Written room-by-room staging report

    The consultation's findings in writing, room by room, ahead of photography.

  • Architectural photography

    About 40 to 80 images, scheduled once the property is ready.

  • Twilight exteriors

    Exterior photography captured at twilight.

  • Drone aerials

    Flown by a Part 107 pilot (the FAA certification for commercial drone pilots).

  • Listing video

    A video of the property.

  • Agent-hosted walkthrough video

    A walkthrough hosted by your listing agent, published on our YouTube channel.

  • Dedicated property website

    One site for the property: full gallery, specifications, story, and agent contact.

  • Story-style listing copy

    Copy that tells the property's story, drawn from its features and history.

  • Copy structured for search

    Listing copy organized so that search engines and AI search tools can read it.

  • Verified MLS syndication

    The multiple listing service (MLS) entry, with its syndication (automatic sharing of the MLS listing to real estate websites) checked across the major real estate portals (the big real estate listing websites) rather than assumed.

  • Broker preview

    A showing for real estate agents, scheduled after the listing is live in the MLS.

  • Private showings for verified buyers

    By appointment, with qualification confirmed before scheduling through a lender letter or proof of funds — required of every buyer; any lawful source of funds. These are privacy practices inside normal MLS marketing, not a private sale.

  • Agent network outreach

    Outreach to luxury and relocation agent networks once the listing is live in the MLS.

  • Weekly seller report

    A report to you, every week the home is on the market.

  • Day 30–45 marketing refresh

    A refresh of the marketing between day 30 and day 45, before any price cut.

  • Documented case study

    After the sale, a record of the process, preparation, and results, with your consent.

Case by case

Available, depending on the home

These are not included as standard. Depending on the home, a listing may include:

  • Full staging of a vacant home
  • A seller-paid pre-inspection
  • A 3D tour and floor plan
  • Paid social and YouTube promotion
  • A printed brochure and mailer
  • Placement on additional listing platforms
  • A public relations or editorial pitch

Homes from $750,000 to $999,999 receive our Signature service.

Start with the tools

The Pre-Listing Kit

Six working tools and a companion guide, given in full. Written to be used on your own or with us, and no tool is held back.

Get the kit or call (208) 214-5595

Before you reach out

Who runs a Luxury Edition listing?

Jerod Lee. Luxury Edition listings are run by Jerod only.

What if the price later drops below $1,000,000?

The commitment made at listing stands.

Is the Positioning Session required before getting the kit?

No. The kit and guide are yours regardless. The session is a working session, not a sales presentation: we walk your property together, complete your positioning worksheet with real figures, and you keep the plan either way.

Further reading

From the blog