The situation
A 3,180-sf historic single on a tight South of Broad block, owned by the same family for 22 years. The seller — relocating to be near grandchildren — needed proceeds firm enough to close on a Mt. Pleasant family home she’d already identified.
Listing + offer strategy
We staged the dining room and library only (kept the rest fully lived-in to keep period feel), commissioned an architectural-line illustration for the listing, and held the launch for a Thursday-evening private brokerage tour. First open house was Saturday morning, ten days after the contract was signed.
Comparable analysis + pricing
We pulled nine comps inside a four-block radius (period, piazza count, lot depth, BAR approvals on file). Recommended $2.10M list — about $40K below where the seller wanted to be, banking on the multiple-offer mechanics to push final price past her ask.
Outcome
Four offers came in by Tuesday end-of-day. We coached the seller through an escalation-clause shootout (not a blind ‘best and final’) — winning bid landed $110K over list, all cash, twelve-day close, no appraisal contingency. Seller closed on her new home five weeks later.
