Selling a Greenwich estate deserves more than a sign and a few photos. You want a senior-led plan that protects your time, elevates your property’s story, and reaches qualified buyers across Fairfield County, New York City, Westchester, and abroad. In this guide, you’ll see how a concierge approach streamlines prep, amplifies exposure, and improves outcomes for distinctive homes. Let’s dive in.
What concierge marketing means for your estate
Concierge marketing is a full-service, start-to-finish plan tailored to luxury properties. You get a single point of accountability and a curated team to execute every detail. The goal is simple: present your home as a compelling lifestyle and reach the right buyers wherever they are.
Here is what that includes at a high level:
- Pre-listing strategy, repairs, and staging managed for you
- Premium visual assets that capture scale, light, and lifestyle
- Digital distribution to targeted audiences across NYC, Westchester, NJ, and international markets
- Select print, PR, and private events that add credibility and reach
- White-glove showings and transaction coordination through closing
Who we target and why it matters
Primary buyer pools
Luxury buyers for Greenwich estates often come from a mix of local residents, New York City commuters, Westchester movers, and international or second-home owners. Many value commuter access via Metro-North and major highways, plus the privacy and space that Greenwich offers. Effective campaigns must be multi-jurisdictional to meet these buyers where they live and search.
Lifestyle narratives that convert
Your property’s story should align with what buyers seek. Waterfront living, equestrian amenities, privacy and security, historic charm, or newly built modern design each speak to distinct buyer personas. Crafting the right narrative helps qualified buyers visualize their lifestyle in your home.
Timing the market
Spring and early fall are active seasons in our region. Launching during these windows can maximize early attention. We tailor each timeline to your goals and the property’s readiness.
Pre-listing preparation, managed for you
Pricing strategy and hyper-local comps
You get a detailed comparative market analysis that looks beyond the nearest sale. We evaluate recent luxury comps in Greenwich and relevant Westchester or NYC neighborhoods, adjusting for lot size, water views, renovations, and historical status. This financial rigor sets the foundation for pricing and negotiations.
Repairs, enhancements, and staging
We coordinate vetted contractors, landscapers, painters, and handymen to elevate first impressions. Professional staging is common in luxury markets and helps buyers see the lifestyle your home offers. You can choose full or partial staging, with high-end furniture and art selected to fit the architecture and target buyer persona.
Pre-listing inspections and disclosures
Where appropriate, we help initiate inspections for systems like roof, HVAC, pool, or septic to reduce surprises later. We coordinate with your attorney and follow Connecticut and New York requirements to streamline disclosures and negotiations.
High-fidelity visuals that sell the lifestyle
Photography with intent
Expect editorial-quality photography, including twilight exteriors, interior detail shots, and lifestyle vignettes. For estates with unique amenities, we highlight features like a wine cellar, boat access, or equestrian facilities.
Aerials and cinematic video
Drone photography and video help convey setting, acreage, and approach. We use licensed Part 107 operators and adhere to local guidelines. Property films in the 60 to 180 second range offer a polished, narrative view that resonates with luxury buyers.
3D tours and accurate floor plans
Matterport and comparable 3D tours, paired with precise floor plans and room dimensions, are essential for remote and international buyers. They improve decision making and expand your buyer pool.
Virtual staging when useful
If a space cannot be staged physically, we can deploy realistic virtual staging solutions. Virtual images are clearly labeled for transparency.
Digital distribution with precision
- Dedicated property microsite with full media, floor plans, neighborhood context, and contact forms
- MLS syndication plus selected luxury portal placement to broaden exposure
- Programmatic display and retargeting to affluent ZIP codes in Manhattan, Westchester, northern New Jersey, and key international markets as relevant
- Paid social campaigns on Instagram and Facebook using lifestyle creatives and short video
- Search engine marketing for high-intent Greenwich estate keywords and branded retargeting
- Email outreach to curated broker lists and qualified high-net-worth audiences
PR, print, and private events
- Bespoke print brochures and floor plan packages for in-person tours
- Targeted PR pitches to regional and national luxury media where fit
- Invitation-only previews and broker events, including themed experiences like wine tastings or art showings
- High-quality direct mail to select neighborhoods and centers of influence, including professional advisors
The buyer experience: discretion and access
We prioritize privacy and convenience for qualified buyers. That includes vetted showings, discreet coordination, and flexible windows to accommodate commuting and high-profile schedules. For appropriate properties, we can add valet services or security protocols to ensure a seamless visit.
Greenwich-specific execution details
Compliance and logistics
We manage operational details so you do not have to. Drone flights comply with FAA Part 107 rules and any local ordinances. We confirm signage and open house practices that align with Greenwich zoning and any HOA guidelines. When staging or using contractor crews, we check for permits related to dumpsters or curbside placement.
Proven local vendor network
We source luxury stagers, estate-scale cinematographers, and PR partners experienced with Fairfield County properties. We also coordinate with trusted broker networks in New York City and Westchester for targeted agent outreach and broker opens.
Cross-market orchestration
Because buyers often cross state lines, we tailor messaging and timing to align with New York City and Westchester schedules. The result is tighter alignment between your listing launch and when the right buyers are most active.
Measurement, reporting, and transparency
You receive clear metrics and regular updates. We track:
- Market indicators: list-to-sale price ratio, days on market, number of showings, number of offers, and buyer origin
- Digital performance: microsite visits, time on site, video views and completion rates, lead forms, cost per click and per lead, and retargeting conversions
- PR and brand visibility: media placements, estimated impressions, and referral traffic
- Seller experience: number of concierge tasks completed and timeline adherence
Expect weekly summaries in the first month, then biweekly or monthly updates depending on pace. After closing, you receive a full recap and cost-of-marketing summary.
Timeline: from prep to launch
- Pre-listing prep: 1 to 3 weeks depending on repairs, staging, and scheduling
- Visual production: photography and drone within 2 to 7 days, cinematic video with editing in 1 to 2 weeks
- Launch: live within days of asset completion, with the first broker open typically in the first week
- Public events and PR: staged after initial broker outreach for maximum impact
Budgeting with clarity
Concierge budgets are tailored to the property and scope. Typical line items include staging, photography, video, drone operations, 3D tours, a property website, print collateral, paid digital advertising, PR, private event costs, and project management for coordination.
Instead of fixed ranges, we prefer itemized quotes from high-end local vendors and a transparent plan with contingencies for expedited needs. The objective is straightforward: maximize sale price within market parameters, reduce days on market, and attract well-qualified buyers.
How our process works
- Private consultation and objectives
- We clarify your goals, timing, and privacy preferences, then assess the property’s standout features.
- Financially grounded pricing plan
- We deliver a hyper-local CMA informed by our institutional finance background to support pricing and strategy.
- Concierge preparation
- We manage repairs, enhancements, and staging. You approve scope and budgets, we handle execution.
- Production of premium visuals
- Photography, aerials, video, 3D tours, and floor plans are captured and edited on schedule.
- Launch and multi-market distribution
- The microsite, MLS, luxury placements, and paid campaigns go live with broker-to-broker outreach across NYC and Westchester.
- Engagement and refinement
- We monitor traffic, adjust targeting, and maintain momentum through private showings and events.
- Negotiation and closing management
- We coordinate attorneys, lenders, and title partners for a smooth closing, including complex or cross-border elements.
Ready to position your Greenwich estate
If you want a senior-led team that blends financial discipline with bespoke marketing and international reach, we would be honored to advise you. For a private, no-pressure conversation about your goals and timing, connect with Charles Paternina. We offer tri-lingual representation in English, Spanish, and French, and we value discretion above all.
FAQs
What is concierge marketing for a Greenwich luxury seller?
- It is a full-service approach that manages prep, premium media, targeted distribution, PR, and white-glove showings to present your home as a lifestyle offering and reach buyers across NYC, Westchester, New Jersey, and international markets.
Does staging and professional media really make a difference?
- Industry experience in luxury markets shows that curated presentation boosts buyer interest and supports pricing. Staging and premium visuals help buyers connect emotionally and move faster, while local comps guide final pricing decisions.
How will you reach NYC and international buyers specifically?
- We combine geo-targeted digital ads, curated email to broker networks, selective luxury portal placement, and editorial outreach. Broker-to-broker coordination and evening or private viewings align with commuting schedules.
Are drone videos legal for Greenwich listings?
- Yes, when operated by licensed professionals who follow FAA Part 107 and respect local rules and privacy. We engage qualified operators and handle approvals.
How long does a concierge campaign run, and when should I list?
- The initial high-intensity phase runs 2 to 8 weeks from launch, then continues until contract. Spring and early fall are typically active seasons, and we tailor your timing based on readiness and goals.
What updates will I receive during the campaign?
- You receive weekly reports early on, then biweekly or monthly. We share showings data, digital metrics, PR results, and a clear next-step plan. After closing, you get a full recap and marketing cost summary.
