Aerial twilight view of a coastal luxury estate

PREPARED FOR TERRY KARGES · TUSTIN BRANCH

A personal thank you, and a blueprint for the Tustin team. Relaunch expired listings. Win new ones. Lift production, together.

Terry, thank you.Now let's go build something with your team.

Thank you for opening the door this morning and letting me stand in front of your agents. What follows is the same story I shared in the room, structured so every agent on your Tustin team can revisit it, share it with a seller, and put it to work on their next expired listing or next appointment.A co-listed relaunch model built for the listing agent. No distress. No fire sale. Just a smarter architecture behind the next campaign.

Propose a Collaboration Read the Brief

A Note of Gratitude

Thank You, First Team Tustin

Terry, thank you. Thank you for the invitation, the introduction, and the trust you extended by putting me in front of your Tustin team this morning. Time in front of an agent group is the most valuable currency a manager can spend, and I don't take it lightly that you spent it on us.

To the agents in the room: thank you for showing up open, engaged and honest. The questions you asked, the listings you referenced, and the real-world scenarios you challenged the model against are exactly the conversations that turn a presentation into a partnership. You made it easy to be there.

What comes next matters to me. I'd love the chance to sit down with you again, Terry, and with any agent on the team who wants to walk through a specific expired, a stalled campaign, or an upcoming listing appointment where a co-listed relaunch could be the differentiator that wins the business. That's where the real work, and the real results, begin.

Michael Mahon

CEO & Founder, Sellers Reserve

949 887 0350

Michael@SellersReserve.com

Re-Launch✦Re-Energize✦Re-Vitalize✦Reposition✦Reintroduce✦Reignite✦

The Situation

You're not here because you've done something wrong.

You're here because every experienced agent eventually meets a campaign that stalls. What separates the next outcome from the last is not effort, it's architecture.

Luxury home at dusk with a weathered For Sale sign — A worthy home · a weary campaign

01
The launch went well. Then the energy faded.
02
The price has been adjusted, possibly more than once.
03
Inspection numbers have softened.
04
Your seller is asking harder questions.
05
You know the property is still right. The campaign just no longer is.

The Premise

Expired doesn't mean undesirable.

Striking modern luxury home with pool, desirable, simply re-presented

Sellers assume that when a listing expires, the property has been rejected. You and I both know that's rarely the truth.

A home can be attractive, well-located and highly desirable and still fail to sell because of positioning, presentation, buyer engagement, pricing strategy or simple lack of urgency in the process.

The market doesn't always reject the property. More often, it rejects the way the property was presented.

That's not a verdict on you. It's an invitation, to reset the narrative and re-introduce the home with a different architecture behind it.

Quiet, empty luxury living room with sunlight, a home waiting too long — The silence between inspections is rarely silent in a buyer's mind.

What the Market Starts to Ask

The longer it sits, the more the conversation drifts from the property to the perception around it.

Buyers begin to fill the silence with their own narrative. A relaunch interrupts that conversation and replaces it with a new one, on your terms.

01
Why hasn't it sold?
02
What's wrong with it?
03
Are the sellers unrealistic?
04
Will the price come down again?

The Hidden Cost of Days on Market

Time kills price.

Every week a listing sits is a quiet conversation in the market. Buyers stop asking "why hasn't it sold?" and start assuming "something must be wrong."Inspection numbers thin. Offers soften. Negotiating power slides from the seller to the buyer, without a single price change being made.

0 to 30 days: peak attention, premium expectation
30 to 90 days: perceived value erodes faster than the price
90+ days: the listing becomes the story, not the property

Perceived Value vs. Days on Market

Indexed · 100 = launch

What time does

Buyer fatigue, lowball offers, agent silence, seller doubt, compounding weekly.

What a relaunch does

Resets the clock. New asset in the market: new media, new narrative, finite auction window.

Reset the clock

The property re-enters the market as a new campaign, not a tired listing with a history.

Reframe the asset

New photography, film, copy and positioning replace the stale impression buyers have formed.

Re-engage the buyer pool

Targeted re-launch to a fresh audience plus every agent who previously inspected.

Compress the decision window

A defined auction date converts passive interest into competitive, time-bound action.

Two real estate professionals reviewing campaign materials in a luxury home

Who We Are

Sellers Reserve is a strategic property relaunch specialist.

We partner with listing agents, not replace them. When a campaign has stalled, we bring the architecture, the full marketing engine and auction infrastructure to reset the narrative and reintroduce the property as a fresh opportunity.

Our model is built around co-listing: you remain the agent your seller trusts, and we become the strategic partner who helps you deliver the result the property deserves.

Founded and led by Michael Mahon, auctioneer, strategist and the public face of every Sellers Reserve campaign.

Strategic RelaunchCo-Listed PartnershipAuction InfrastructureBuyer Database & Media

Refined auctioneer's gavel resting on a leather folio, a curated, premium process — Curated competition · seller-set reserve

Positioning That Matters

This is not a distressed sale.
Not a fire auction. Not a bottom-fishing exercise.

Sellers Reserve does not buy properties at a discount. We do not run clearance events, liquidation auctions or forced-sale campaigns. The only thing that gets discounted is the old narrative.

What we bring is a strategic auction process designed to create genuine buyer competition around a repositioned, reintroduced asset. The reserve is set with the seller. The goal is the best possible market outcome, not the fastest exit.

No Distressed PricingNo Fire Sale TacticsSeller-Set Reserve

What Sellers Reserve Brings

A relaunch, not a relisting.

New positioning. New presentation. New audience. A finite, auction-driven process designed to generate competition instead of waiting for it. Same property, entirely new conversation. That's the Sellers Reserve approach.

The Process · Eight Strategic Pillars

A strategic relaunch, not a relisting.

Eight shifts in how the property is positioned, presented and pursued.

No Asking Price

Remove the ceiling that anchors negotiations. Let the market reveal value, not a number on a board.

Attraction-Based Campaign

Pull buyers in with story, presentation and access, not push them with price.

Seller Control & Protection

The seller sets the reserve. Nothing sells below it. Decisions stay in their hands at every stage.

Reset Perception

Change the market conversation before changing the price.

Reintroduce

Present the home as a fresh opportunity, not a returning one.

Expand Reach

Surface the property to buyers who never previously considered it.

Create Urgency

A finite window replaces indefinite availability.

Generate Competition

Premium prices follow buyers who fear losing the property.

Four Steps

Energy creates interest. Interest creates activity.Activity creates competition. Competition creates premium outcomes.

Premium prices are rarely achieved through passive marketing. They're achieved when buyers feel they may lose an opportunity. The process is built to manufacture that momentum, alongside you.

Reposition

We reframe the property around its strengths, new narrative, new angle, new audience.

Re-present

Cinematic film, architectural photography, editorial copy, targeted digital campaigns, premium print collateral and social storytelling, all produced in-house to reintroduce the home as a new opportunity.

III

Re-engage

We activate existing buyers and an entirely new audience who never previously considered it.

Re-energize

A finite window and auction-driven process create the urgency that produces competing offers.

The Collaboration

You stay at the center.We bring the rest.

This is a partnership built around the listing agent. Your relationship with the seller is the foundation, we add the strategy, the storytelling, the buyer reach and the auction process around it.

Two real estate professionals collaborating in a sunlit luxury interior — "The most successful relaunches begin with one phone call between two agents who both want the seller to win."

What's in it for you

You stay the listing agent. Always.
You keep your full commission. Our 1.5% premium is paid by the seller, not from your fee.
You bring your seller a credible new plan, not another price drop.
Co-listed, co-marketed, shared success.
We handle every touchpoint: cinematic film, architectural photography, editorial copy, digital campaigns, print collateral and social strategy.

What changes for your seller

A fresh strategy, not a fresh disappointment.
Buyer competition over passive enquiry.
A finite, accountable, transparent process.
A result by design, not by chance.

Full-Spectrum Marketing, Delivered

High-impact creative. High-end production. Zero work for you.

We don't hand you a brief and expect you to execute. We build, produce and deploy the entire campaign, so your branding stays elevated and your time stays protected. Every asset is co-badged. Your name sits alongside ours on work that looks like it came from a top-tier creative agency.

Premium real estate marketing kit, brochures, photography, film and digital campaign

Cinematic Film

Drone, motion and editorial cut-downs designed for prestige portals and social.

Architectural Photography

Twilight, lifestyle and detail shots that reframe the property as a new opportunity.

Editorial Copy

Magazine-quality narrative. Not a listing description, a story buyers want to finish.

Digital Campaigns

Precision targeting across Meta, Google and luxury publisher networks.

Print Collateral

Premium brochures, direct mail and editorial placements in high-end titles.

Social Strategy

Styled content kits, reels, stories and agent-branded templates that extend your reach.

Staging & Styling

Access to interior stylists and furniture specialists who transform presentation.

Buyer Events

Curated inspections, twilight viewings and private showings that create urgency.

Co-Badged CollateralAgent Branding ProtectedNo Additional Workload

Agent Support · Built In

We don't just hand you a process.We stand next to you while you run it.

Co-listing is more than a logo on a board. Here's what you actually get from day one.

Auctioneer at the listing presentation

Our auctioneer and BDM attend the listing presentation alongside you, adding authority, answering the hard questions and helping you win the appointment.

A 90-minute training session

Before launch, we run a focused 90-minute training session with you. You leave equipped to capitalize on every part of the process, the no-asking-price strategy, the buyer conversations, the auction mechanics and the seller-management moments that decide the outcome.

Your own agent profile site

A dedicated, co-branded profile website that showcases you alongside every relaunch you co-list, a tangible asset you can point sellers, referrers and your next listing presentation toward.

Direct-to-public marketing into your hands

We market directly to buyers and sellers across our channels. Inquiries that match your area or your listing flow back to you, new buyers, new leads, no extra prospecting.

The Opportunity for First Team Tustin

More listings won. More expireds reclaimed.More production, per agent, per month.

Terry, this is what a partnership between Sellers Reserve and the Tustin team can look like in practice. Not a program the office has to run. A capability the office can point every agent toward, on the listings that matter most.

Reclaim every expired on the team

Every expired listing in Tustin's sphere is a warm seller with a bruised experience, and an open door for the agent who arrives with a credible new plan. We give your agents that plan, and stand next to them at the appointment.

Win listings you're currently losing

When your agent shows up to a listing presentation with a co-listed auctioneer, a full production team and a differentiated relaunch strategy, they stop competing on commission and start competing on outcome. That's how the harder listings get won.

Lift GCI without adding hours

Agents keep their full commission. The 1.5% Sellers Reserve premium is paid by the seller. Every co-listed relaunch is added production for the agent and the office, with none of the marketing lift, media production or auction execution falling on the team.

A team-wide productivity engine

Cinematic film, architectural photography, editorial copy, digital campaigns, buyer events, auctioneer, BDM and a 90-minute agent training, delivered per listing. Tustin agents get an in-house creative agency and an auction infrastructure without carrying the cost of one.

Expireds

A structured relaunch playbook the team can deploy against every expired in Tustin's footprint.

New Listings

A co-presented listing appointment offer that helps agents convert competitive pitches into signed listings.

Team Training

Group and 1:1 training on the no-asking-price model, auction mechanics and seller-management moments that decide outcomes.

How the Collaboration Works

One conversation. One concept. One co-listed campaign.

01
Confidential Briefing
You share the property and the history. We listen first. Nothing leaves the conversation.
02
Tailored Relaunch Concept
Within 48 hours: positioning, media direction, timeline, written for you to present to your seller.
03
Co-Listed Campaign
We launch together. Shared strategy, shared marketing, shared name on the board, shared result.

Confident agent walking up to a luxury home at golden hour

What You Walk Back In With

Not another price reduction. A new plan, a new partner, and a reason to believe again.

New strategy. New energy. New buyers. New result. The same listing agent, only now with an architecture behind the next campaign that is built to deliver.

Next Steps · Tustin Team

Terry, let's put this to work.One listing, one agent, one meeting.

Whether it's a follow-up with you and your leadership, a working session with an individual agent on a specific expired, or a live "sit" on an upcoming listing appointment, send it through and we'll come back within 48 hours with a tailored relaunch concept the agent can walk into the seller's kitchen with.

Follow-up meeting with Terry & Tustin leadership.
A specific expired listing on the team you want us to concept.
An upcoming listing appointment where you'd like us to co-present.
The agent stays the listing agent. Always. Discreet, agent-to-agent.

Direct Contact