Seven Days, Multiple Offers, $22,000 Over Asking

The home

A 1965 single story ranch with three bedrooms, two baths, and about 1,709 square feet on a 6,240 square foot lot, in the quiet grid next to the Navy Golf Course. The sellers had done the work that matters: fresh paint inside and out, new recessed lighting, wood look laminate floors, plantation shutters, quartz counters, and a reverse osmosis tap. The backyard was the showpiece, a saltwater pool and spa with two waterfalls, a Baja shelf, a slide, and a grotto, plus a built in barbecue with bar seating. Solar under an existing power purchase agreement and two EV chargers rounded it out.

The pricing

Comparable single story homes in the tract had sold between about $990,000 and $1,200,000 from May into August 2026. The pool, the condition, and the systems justified a position just above the top of that range rather than inside it, so we listed at $1,250,000. Pricing at the edge of the comps only works when the presentation proves the number, which is what the rest of the plan was for.

The plan

Every listing I take gets the same package regardless of price, and this one is a clean example of it.

• A produced property film and a vertical cut for social, so buyers could feel the backyard before they saw it.
• A dedicated website at 9393ethel.com with drone photography, the walkthrough video, a 3D tour, and a floor plan, so every question a buyer might ask was answered before the first showing.
• Printed flyers with a QR code to the site, handed out at the open house and left in the home.
• Social posts on every platform pointing to the site.
• An open house weekend right after launch, when interest was highest.

What happened

Showings started immediately and the offers came in during the first week. We reviewed them together with the sellers, chose the strongest overall terms, and opened escrow on day seven. The sale closed in August 2026 at $1,272,000, which is $22,000 over the list price. That summer the average Cypress home took roughly 55 to 60 days to find a buyer.

What made the difference

Buyers in Cypress are careful. They compare, they bring parents, they read everything. Giving them the whole picture up front, the film, the tour, the plan, the systems, meant the people who walked through the door had already decided they wanted it and were there to confirm it. That is what produces multiple offers in a week, and it is why I do the same thing for a $975,000 ranch house and a $6,000,000 estate.