For Sellers
Sell it at the levelit was built to
The three-phase launch, what a Private Exclusive commits you to, and the questions most agents’ pages leave out.
For Sellers
The three-phase launch, what a Private Exclusive commits you to, and the questions most agents’ pages leave out.
The Strategy
Marketed inside the Compass network only. No MLS, no portals, no public days on market, no price-change history. You learn what the market thinks of your price before that opinion becomes permanent record.
Public on Compass.com and Redfin.com, still not the MLS. Reach widens sharply while days on market stay at zero. Compass and Redfin — not Zillow, not Realtor.com. Anyone calling that “everywhere” is overselling it.
Live on RealTracs and every portal, priced on what the first two phases taught us rather than on a guess. The clock starts here — with a house the right agents have already seen.
A house that launches at the wrong price carries that mistake in its history forever.
The Evidence
A hedonic regression across 70,809 closed Compass transactions in the year to 31 March 2026. Fifty-plus variables controlled. Confidence interval 4.2% to 4.9%.
Zillow finds off-MLS sellers net 1.3% to 1.5% less; Bright MLS and Drexel put the gap wider. Different populations — much off-MLS volume is distressed or family sale — but the finding is real.
Both sides have a commercial interest in their own numbers, and Compass compares Compass listings to Compass listings. Not in dispute: a house that launches at the wrong price carries that mistake forever.
The Mechanics
A listing you have directed off the MLS. Not a “delayed marketing” listing, which does go in with only syndication held back. The distinction gets blurred constantly.
RealTracs requires your signed instruction, filed within 48 hours — you acknowledge in writing what exposure you are waiving. Rules change; we confirm the current position before you sign. Not on a handshake.
Under Clear Cooperation, a publicly marketed property goes to the MLS within one business day. A yard sign, a priced social post, a portal listing — any of those ends Phase One.
Our Process
Film, architectural photography, a website of its own, print. Nothing goes live until the assets are finished.
The first showing happens on a screen, and at this level the screen is the only showing most buyers will give you.
Our Process
Above $2M there are often no true comparables within twelve months. Belle Meade, Forest Hills and the gated Williamson communities may produce two or three arguable comps in a year, none of them close.
So the number comes from your community’s actual sales record, not a county median. It is why every area page here publishes closings by address.
The questions most pages avoid are the ones you are actually asking.
Straight Answers
There is no standard commission. Ours is agreed in writing before we start. You see a net proceeds figure — after commission, transfer tax, title and payoff — before you sign, not after.
Negotiated since 2024 and no longer published in the MLS. Most sellers at this level still offer something: a buyer funding their own agent has less to spend on your house. Your decision, modelled both ways.
We set a review date before launch — a date, not a feeling. If showings are not converting we look at price, presentation and audience in that order, and tell you which one it is.
Transfer tax runs $0.37 per $100 — $11,100 on a $3M sale — and the standard Tennessee contract puts it on the buyer. Sellers here customarily buy the owner’s title policy. Taxes run in arrears; you credit the buyer.
The Market
Twelve months of supply above $2M against a four-to-six month balance. Sixty-eight per cent of Davidson County sales above $2M closed below asking.
Yet Williamson new construction often sells at or before completion. Discriminating, not slow — which is why the entry price is the whole game.
Sell it at the level it was built to.
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