Marketing and Selling Your Home
TAX-EFFICIENT REAL ESTATE PLANNING
The Structured Installment Sale A guaranteed income strategy for sellers of high-value residential real estate Turn a single, tax-heavy lump sum into a scheduled, contractually guaranteed income stream — and pay tax only on the income as it's received.
PREPARED FOR REALTORS & RESIDENTIAL SELLERS
Understanding the Opportunity Why timing and structure matter when selling an appreciated property
A Single Tax Year Can Raise Your Rate When you sell an appreciated business or property, the gain may fall within a single tax year. This can increase your capital gains tax rate and may also trigger the 3.8% net investment income tax. Spreading Out the Tax Impact A structured installment sale allows you to receive part of the purchase price over several years. Because the IRS generally taxes installment payments as you receive them, this approach may help spread out the tax impact. You Choose the Structure You choose how much to receive at closing and how much to receive over time.
A Case Example Mary, age 48 • California resident • Selling her childhood home Accepted offer
$4,250,000
Adjusted basis
$1,900,000
Selling expenses Gain on sale Existing mortgage Offsetting capital losses
How the Sale Is Structured ●
$600,000 in cash at closing this year
●
Remaining $3,650,000 paid in 15 equal annual
$200,000 $2,150,000
installments beginning next year (~$336,703/year — principal, capital gain, and interest combined)
None $100,000
●
Mary's legal, tax, and financial advisors agreed a Structured Installment Sale would reduce her capital gains and net investment income taxes while supplementing her retirement income
Comparing Her Options Lump sum at closing vs. a 15-year Structured Installment Sale — California resident, married filing jointly, 2025 tax law Lump Sum
Structured Installment Sale
Federal Income Tax
$367,293
$320,436
Net Investment Income Tax (3.8%)
$68,400
$0
California State Income Tax
$222,850
$190,457
Total Tax
$658,543
$510,893
LIFETIME TAX SAVINGS
TOTAL GUARANTEED PAYOUT
MONTHLY INCOME EQUIVALENT
$147,650
$5,050,635
~$28,059/mo
≈ 22% less total tax
across the 15 annual installments
$336,703/year installment ÷ 12
Key Benefits for Residential Sellers What a Structured Installment Sale offers sellers of high-value residential property
Predictable Income
Bracket Management
No Reinvestment Risk
A fixed schedule of payments, unaffected by
Spreading the gain over years keeps each
Unlike a 1031 exchange or QOZ fund, there's
market volatility — ideal for retirement
year's income in lower federal and California
no requirement to redeploy proceeds into a
income planning.
tax brackets.
new asset.
Simple to Execute
Contractually Guaranteed
Flexible Structuring
Built into the Purchase & Sale Agreement
Payments are backed by an annuity from a
Down payment size, payment term, and
itself — no new entity or ongoing
highly rated life insurance company, not
schedule can all be tailored to the seller's
administration for the seller.
investment performance.
goals.
Why It's Worth Considering How a Structured Installment Sale compares to other tax-deferral strategies
1031 Exchange ●
Must reinvest in like-kind real property
●
Structured Installment Sale ●
No reinvestment required
●
Guaranteed scheduled
No access to cash until
income, starting immediately
replacement property sells ● ●
Strict 45/180-day deadlines;
Structured at closing — no ongoing management
qualified intermediary required
This example is hypothetical and intended solely to illustrate the mechanics of a Structured Installment Sale; actual results vary based on each seller's facts and the terms negotiated. Nothing here constitutes tax, legal, investment, or accounting advice.
Ready to Learn More? Contact us to discuss the benefits of a Structured Installment Sale and request a free, customized proposal for your property sale. TIMING MATTERS
The installment agreement must be in place before the sale closes. Once the seller receives the proceeds, this option is no longer available. If you are considering a sale, discuss the strategy early with your attorney, CPA, and financial professional.
Tom Quintero, CSSC Certified Structured Settlement Consultant Arcadia Settlements Group, Inc. Tquintero@teamarcadia.com 800-323-2064 CA License-OA96233 • Agency License 0B97963
This example is hypothetical and for illustration only. Not tax, legal, or investment advice. All guarantees are subject to the financial strength and claims-paying ability of the issuing life insurance company. Federal and California tax figures reflect 2025 law; rates and brackets are subject to change.
A MESSAGE FROM DEBBIE Thank you for allowing us to present you with some examples of past results and market intel for your review. Please feel free to reach out to myself or any member of our team with any and all questions regarding the information in this presentation. My Team and I are committed to making one of the biggest decisions you’ll ever make as painless and seamless as possible. Between our years of experience, individual expertise, and administrative support staff, all you need to do is decide on budget and timing, and we’ll get to work on maximizing your return on investment.
ABOUT THE SHARP GROUP “SERVICE AND RESULTS ARE OUR TOP PRIORITIES, AND WE ARE BUILDING RELATIONSHIPS FOR LIFE.” It doesn’t just begin and end with the transaction. The Sharp Group’s top priority is providing excellent service and results to each and every client we work with. Our business acumen, knowledge, dedication, and personal experience coupled with enthusiasm are a great mix of attributes to take care of your professional and personal real estate needs.
We Can Land the Plane! Some of our highlighted team expertise
Strong Leadership
Local Expertise
Operational Experts
Debbie Sharp opened and managed several high- volume
Before joining The Sharp Group, Brittni Barron worked at the San Mateo County
With a talented operations team of nine people with over 70 years of
Nordstrom retail stores during her 20-year tenure at Nordstrom.
planning department and served as project manager to over 60+ multifamily, mixed use, and educational projects.
combined real estate experience, we stay on top of important dates and deadlines, be a presence for showings, and have the bandwidth
The Sharp Group has been involved in successfully improving, marketing, and
to take on marketing, operations, and administrative tasks related to selling your home.
In addition to Debbie, most of the team at TSG are Nordstrom alums, with a background in managing big teams, and providing a white-glove level of service.
selling numerous hundreds of homes in the SF Peninsula.
Our Allied Resources
Just a few of the vendors and resources that are extensions of The Sharp Group
Erick Jacinto Garden Services Erick and his team have been servicing The Sharp Group's clients' homes for over a decade, transforming spaces with custom designed landscaping at reasonable prices, all while providing extraordinary service.
Van Cott Design Group Our exclusive staging partners transform empty homes into showpieces that buyers can envision living in, or work with homeowner’s existing furnishings by adding just the right touch to maximize value.
Lunghi Studio
Daniel Lunghi has been The Sharp Group's exclusive media provider for almost ten years, and has blossomed into one the most sought-after real estate photographers in the Bay Area.
Why Choose KW Luxury? OUR RESULTS: $83.4+ BILLION SALES VOLUME IN 2024 WORLDWIDE
50,361
LUXURY PROPERTIES SOLD IN 2024
$264 MILLION
LUXURY PROPERTIES SOLD EVERY SINGLE DAY IN 2024
These advantages highlight why Keller Williams Luxury is the right choice for sellers like you who are looking to navigate today’s luxury real estate market effectively, ensuring your property receives the attention, exposure, and expertise it deserves, and the experience you aspire to receive.
GLOBAL REACH AND NETWORK:
THE EXPERIENCE:
Keller Williams, the world’s largest real estate franchise by agent count, offers an unparalleled global reach. With over 16,000+ luxury agents worldwide in over 55 regions and countries, this extensive network ensures that your listings gain maximum exposure, connecting Sellers with a wide array of potential Buyers locally, nationally, and internationally.
KW Luxury Agents are trained to provide the best possible experience for their clients while taking the pain away from the transaction, negotiating in the best interest of their clients, and helping navigate any problems that may arise.
EXPERTISE IN THE LUXURY MARKET:
MARKET EXPOSURE:
KW Luxury Agents are earned-in, meaning they must demonstrate a proven track record of selling luxury properties before earning the KW Luxury designation. Through our Luxury Division’s highly specialized training in the luxury market, your KW Luxury Agent brings an in-depth understanding of the unique aspects of luxury real estate transactions and experiences. This expertise includes luxury consumer trends, market trends, pricing strategies, and luxury marketing.
KW Luxury’s partnerships with major outlets ensure your luxury-qualified listings receive exposure, including but not limited to: • Wall Street Journal • Market Watch • James Edition • Mansion Global • Barron’s Group Global • Penta
Property Improvements The Sharp Group differentiates itself by gracefully guiding our clients through the difficult process of deciding what improvements to make to your property to attract the right buyers. We put you in the driver’s seat by presenting you with all the intel you need to make an informed decision in an easyto-digest fashion.
Marketing Plan
Our approach to marketing is to create a comprehensive package of elements tailored to the property…NO save-as approach by us!
Marketing Floorplans and Matterport
We work with a skilled draftsperson to create detailed floorplans and immersive Matterport tours that bring your home to life online.
Photos and Videos
Our exclusive media partner captures your property with twilight photography, drone footage, lifestyle videos, and neighborhood highlights.
Print Marketing
From brochures to event invitations, our in-house designer builds polished, brand-right marketing materials for both print and digital.
Marketing Plan
Bottom-line it is our expertise, time and talent on all levels of PR, Advertising and Marketing. We have put our money where our mouth is and have a full-time dedicated team just for this important line item. Not only do we execute all on a high-level, we assess, measure and adjust to ensure we are capturing on all platforms.
Showcase Events
We host curated events like private previews, open houses, and broker tours to build excitement and drive traffic.
Third Party Websites
We syndicate your listing across numerous third-party websites and promote it on strategic social media channels for maximum reach.
Property Website
Each listing gets its own sleek, mobile-friendly website featuring all media and key details— your digital hub.
Social Media Marketing We use social media as a strategic storytelling tool to amplify your home’s exposure and attract the right buyers. Here’s how: Custom Content Creation: We partner with GoFwdMedia to develop tailored content for each listing across Instagram, Facebook, and other key platforms. Visual Storytelling That Resonates: Our team produces lifestyle-driven videos, photo carousels, and authentic messaging that connect with modern buyers. Multi-Channel Strategy: Campaigns are coordinated across social media, email newsletters, and targeted digital ads to drive traffic to your listing— and directly to our agents. Real Audience Reach: Our channels generate 10,000+ impressions weekly and attract over 20,000 new viewers each month—48% of whom are brand-new to our network. Transparent Reporting: You’ll receive weekly performance updates, including third-party website views, traffic to your property site, and social engagement metrics.
Testimonials What an amazing and smart team dedicated to customer service and making buying and selling a home as easy as possible. - Kristi Y.
I would not buy or sell a house on the Peninsula without Debbie Sharp and her team. No one compares to her expertise, knowledge, integrity, creativity and tenacity. - Stacey S.
Debbie is a master at transforming your home and presenting your property in the best possible light. She knows the market and understands how to appeal to buyers. - Jennifer J.
Highly professional group with outstanding results. I highly recommend! It took a special demographic to find a buyer but they handled it quickly and got us the best price. - David G.
I would describe the Sharp Group as "can-do", as in they can and will do anything for their clients. Debbie and the team know the market and how to play it. We are big fans! 10+% over asking amidst Covid-19. - Kristi Y
Absolutely fantastic experience. Crystal clear communication, setting the expectation high and following through. We got top dollar for our home and the entire process was a breeze due to their entire team. - Ryan A
https://biz.yelp.com/r2r/E0VOwWrPjfpnuQfaVQl6Hg
1585 Cypress Avenue LOCATION
Burlingame
LIST PRICE
$4,698,000
SALE PRICE
$5,315,000
RESULTS
Sold with Multiple Offers - $700k Over Asking Only 4 Days on Market!
PRICE PER SQFT
$1,480 Per SqFt
152 Pepper Avenue LOCATION
Burlingame
LIST PRICE
$3,298,000
SALE PRICE
$3,821,000
RESULTS
Sold with multiple offers. Only 3 days on the market.
PRICE PER SQFT
$1,868 Per SqFt
1270 Drake Avenue LOCATION
Burlingame
LIST PRICE
$4,498,000
SALE PRICE
$4,600,000
RESULTS
Sold with multiple offers. Only 13 days on the market.
PRICE PER SQFT
$1,839 Per SqFt
1347 Montero Avenue LOCATION
Burlingame
LIST PRICE
$5,998,000
SALE PRICE
$6,480,000
RESULTS
Only 12 days on the market.
PRICE PER SQFT
$1,588 Per SqFt