6193 SHADY OAKS DRIVE The
CASE STUDY
WHAT WAS ONCE ORDINARY IS NOW EXTRAORDINARY. PROOF THAT VISION BRINGS SPACES TO LIFE.
6193 SHADY OAKS DRIVE
This Frisco estate was originally listed in early 2024 by a top-producing team, but after 161 days and zero offers, the listing expired.
Beautiful as it was, the property lacked the emotional spark to connect with potential buyers. That’s when the sellers called me to take a second look.
It didn’t take long to see the issue. The home had strong bones, but weak presentation. The story it told wasn’t aligned with its value. I stepped in to reposition the property—through refreshed staging, elevated photography, and a marketing plan designed to deliver premium results.
As your full time broker in North Texas, I have the information you need to achieve a successful real estate transaction. With over 23 years of full time experience, I am consistently ranked in the top half of 1% of real estate brokers IN THE NATION. Trust me as the broker that will deliver you RESULTS. Contact me today for a personalized evaluation of your home.
SCAN THE QR CODE TO LEARN ABOUT “THE ROVINSKY DIFFERENCE” My marketing strategies have been based on concepts from the greatest sales icons in history - men like Earl Nightingale, Carl Sewell, and the incomparable Stanley Marcus. One of Mr. Marcus’ vital concepts is omnipresent in my marketing strategy.
CUSTOM MARKETING STRATEGY
Buyers don’t just shop with logic—they shop with emotion. Our goal was to make this home feel as beautiful in photos as it did in person. We began with a full redesign consultation, replacing heavy, outdated furniture with fresh, modern pieces. Then we brought in an artisan-level photographer to highlight the home’s architectural elegance and lifestyle appeal. Each image was designed to evoke warmth, scale, and imagination. The result? A magazine-ready visual presence that reintroduced the home to the market with style and strength.
The seller was very proud of their designer furniture and thought it would be the best way to show off the value of the house. In actuality, the furniture was worn and dingy. It did not enhance the profile of the home. Also—the seller insisted on trying to frame a photo with door open to the back yard. This made the area appear clunky and off balance.
I told the sellers they needed fresh furniture that portrayed the home in a light and more modern profile. We solicited the help of one of my long time furniture stagers and totally revamped the feel of the most important space of this house. My artisan-level photographer captured the architectural elegance of the space without needing to have open doors
The dining room was staged as something you would see in an English castle. Dark fabric chairs and a dark tapestry created a very somber mood in this large dining space. The pieces themselves were very elegant— but you have to remember—you are staging for a buyer’s tastes, not for your own. Agent wanted a cheap way to include the wine cellar. This photo created no value in the marketing.
Fresh, modern furniture really lifted the value of the dining space. The dark table and chairs replaced with something just as elegant, but lighter. The gothic wall mirror replaced with something more contemporary. The dark tapistery replaced with an oversized piece of wall art—supporting the hues of blue seen in the color of the walls and floors. DINING
LIVING ROOM BEFORE
LIVING ROOM AFTER
ROOM
Redesign Assistance Professional Photographer
Professional “Stager” offered to give you advice on your home
Two hour appointment
Can provide furnishings to help define spaces
Gives you a “competitive advantage” in the marketplace
After staging, professional photographer appointment at house
25 to 30 portrait quality photos of your home Photographer produces animated “slide show” of your home - dynamic visual presentation
Photos used for all marketing materials - print and digital
The main photo of the primary bedroom did not convey the style of the house at all. The hues of the room skewed very heavy towards “yellow”, and that does not play in today’s market. Again, the seller’s furniture made the room look disheveled and cluttered.
Large, clunky furniture was removed in favor of fresh, light furniture and bedding. The contents of the room was really paired down—a “less is more” strategy. The room is much more tranquil, with large art pieces contributing visual elements that tie the room together.
The pool and courtyard representation of the house were drastically underserved. The pool photo was taken in February—showing the backyard trees in their worst possible state. Also, the pool photo did not show the abundance of pool deck for entertaining. The courtyard of this home was special. To me, it conveyed the feel of a Mexican vacation villa—but the photo did not capture it.
I had the sellers purchase an inexpensive fire pit set up with outdoor furniture to convey the feeling of space around the swimming pool. The twilight photos created a warm and inviting feel. The twilight photo of the courtyard enhanced the value of this space. Adding a fire in the fireplace and the outdoor carnival lighting relay took the representation to next level.
ON-SITE MARKETING
From Day One, our goal was to show—not just list—the home.
Unlike the prior experience where no one from the listing team was present for showings or open houses, I was personally on-site for every viewing, every buyer tour, and every open house. This level of engagement allows me to control the narrative, highlight the home’s most valuable features, and answer questions in real time. It’s not just about access—it’s about experience.
At Kyle Rovinsky Real Estate Services, Kyle is present AT EVERY SHOWING, to greet the prospect at the door, to share printed marketing information, to gently guide them around the property and add value to the selling experience. If you treat a house as a Wal-Mart product, you get a Wal-Mart price. If you treat it as a NeimanMarcus product, you get a Neiman-Marcus price.
All Kyle Rovinsky VIP Open Houses are hosted by Kyle and are curated like a TRUE EVENT! Caterers are hired to pass delicious hors d’oeuvres and bartenders offer cold beverages. Again, this level of representation adds value to the property and generates more interest! (Side Note: the buyer for 6193 Shady Oaks first came to the property as a guest of this open house.)
“IT’S NOT JUST A MAKEOVER. IT’S A MASTERCLASS IN TRANSFORMATION.”
A PROVEN TRACK RECORD.
After being listed for 161 days with another realtor, Kyle took over the listing and brought it back to the market at the SAME PRICE in January of 2025 and had the property UNDER CONTRACT in the first 7 days of the new listing.
