S E L L E R ' S G U I D E
SELLINGWITH WOODSTOWATER
Acomprehensivebreakdownof thesellingprocessandour approachtoachievingyourgoals.
ALL ABOUT YOU
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THE COMPANY
Woods to Water is a boutique real estate company, serving the Brainerd Lakes Area with a flagship office in Nisswa, MN Established in 2018, Woods to Water Real Estate was built on a passion for true northern Minnesota living We strive to be truly immersed in local communities. We have a catered approach to buying, selling, renting and property management in the Lakes Area. As we evolve, we continue to push the status quo of the local real estate market and provide an unprecedented level of service to each and every one of our clients; all while embracing the beautiful lifestyle that this area offers both tourists and locals alike.
THE TEAM
We boast a small, adaptable, service-driven team with a catered approach to the Brainerd Lakes Area market.
C O L T O N M A H E R B R O K E R + F O U N D E R
THE STEPS
THE LISTING PROCESS
1
Discuss seller's goals, intentions, our approach
2
Return to home with price, opinion, comparables and price optimization strategies
3
Determine price, sign paperwork, schedule photo and video shoots
4
Marketing shoots, print and digital ads curated and ordered. Pre-marketing begins.
5
Live to MLS, begin network outreach. Broker open if necessary. All marketing efforts fully implemented.
7
Accepted offer, contract to close processes.
6
Communicate showings, offers, negotiations, contract to close AN INTENTIONAL, KNOWLEDGE-BASED APPROACH TO SELLING.
ELEVATED REAL ESTATE MARKETING
WHAT'S INCLUDED IN OUR SELLERS LISTING PACKAGE
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Interior and exterior professional photography and arial photos of the property
Custom real estate video walkthrough
Lifestyle videography
3D virtual tour of the interior
Professional floor plans to scale
Custom website to promote property
Curated email campaign sent out to our extensive network of elite colleagues and contacts
Extensive social media exposure via organic traffic and paid advertisements
Print advertising and mailer campaigns targeted to relevant prospects
OUR APPROACH
PROFESSIONAL PHOTOGRAPHY
We've partnered with one of the best real estate photography companies in the country to showcase your property in its best light – from first impression to the finish line.
CUSTOM REAL ESTATE VIDEO WALKTHROUGHS
With exclusive access to the world's top drone pilots and videographers, our advantage above the competition speaks for itself.
View Round Lake video walkthrough
LIFESTYLE VIDEOGRAPHY
Today's consumer is searching for a property that fits their lifestyle. By presenting the home from the outside in, we focus on showcasing more than just real estate; we highlight experiences unique to the property, from the perspective of the homeowner.
View property lifestyle video example (Motley, MN)
View lake community lifestyle video example (Whitefish)
ELEVATING MARKETING STANDARDS IN THE BRAINERD LAKES AREA AND PUSHING THE STATUS QUO.
3D VIRTUAL TOURS
Astechnologyevolves,we'veadaptedandareabletooffer prospectivebuyerstheoptiontoviewthehomevirtually orinreal-time.
ViewOxLake3DVirtualTour
PROFESSIONAL FLOOR PLANS
Weuseprofessionallygeneratedinteriorfloor planstothescaleofyourproperty Consumers areabletoseeeverythingfrompotential furniturelayouttoopportunitiesfor renovationsandimprovements.
CUSTOM WEBSITE
Yourlistingpackage,promotedonacustomurl, inclusiveofallphotography,videographyand listingassets.
Viewclientportfoliosite
LEVERAGING OUR NETWORK
EMAIL CAMPAGINS
We feature your property in a targeted email campaign to consistently stay in front of some of the state's biggest agents, developers and investors.
SOCIAL MEDIA PROMOTION
Social media is an opportunity to stay in front of the masses, consistently target those who have shown interest, and reach new spheres of potential consumers. With a growing social media presence, your property gets the utmost exposure.
PRINT ADVERTISING
We create professional print advertising such as mailers, flyers, takeaways, feature sheets, etc. to ensure exposure to the more traditional consumer
USE CASE
THENEEDLESONOXLAKE
Ox Lake | Crosslake, MN
One of the area's most prestigious lake homes, this custom-built getaway was one of Woods to Water's first properties to utilize our encompassing approach.
VIEW PROPERTY LISTING PORTFOLIO
Return to home with price, opinion, comparables and price optimization strategies
WHAT'S NEXT?
THE LISTING PROCESS
1
Discuss seller's goals, intentions, our approach
2
Return to home with price, opinion, comparables and price optimization strategies
3
Determine price, sign paperwork, schedule photo and video shoots
4
Marketing shoots, print and digital ads curated and ordered. Pre-marketing begins.
5
Live to MLS, begin network outreach. Broker open if necessary. All marketing efforts fully implemented.
7
Accepted offer, contract to close processes.
6
Communicate showings, offers, negotiations, contract to close AN INTENTIONAL, KNOWLEDGE-BASED APPROACH TO SELLING.
SUBJECT PROPERTY STATS
THESLEDGISTER’SLAKEHOME
Little Boy Lake | Longville, MN
4 4 3
4,860 15.2
2,961
BEDROOM + OFFICE + BONUS ROOM
BATHS GARAGE
SQUARE FEET
ACRES
LINEAR FEET OF SHORELINE
SQUARE FT TAXES
ASSESSED VALUE
LITTLE BOY LAKE 4,860 $5,790/2023 $1,162,800 (TAX)
VALUE RANGE ($/SQFT)
• $1,600,000 ($329/SQFT)
• $1,700,000 ($350/SQFT)
• $1,800,000 ($370/SQFT)
STANDOUT FEATURES
Expansive lot size + private island
Theatre room and bonus spaces for entertaining
Several separate sleeping setups for large groups or families
Impressively updated 1999 4 + 4 3
THE COMPS
DATE CLOSED: 9/3/2024
BEDROOMS: 4
BATHROOMS: 4
GARAGE: 3
SQUARE FOOTAGE: 5,325
YEAR BUILT: 2007
ACRES: 1.45
SHORELINE: 198'
LAKE NAME: LITTLE BOY/WABEDO DAYS ON MARKET: 23
SALES PRICE
$1,100,000
PRICE PER SQUARE FOOT: $207/SQFT
DATE CLOSED: 11/5/2024
BEDROOMS: 4
BATHROOMS: 2
GARAGE: 6
SQUARE FOOTAGE: 2,886
YEAR BUILT: 2004
ACRES: 1.07
SHORELINE: 200'
LAKE NAME: THUNDER DAYS ON MARKET: 154
SALES PRICE
$1,250,000 PRICE PER SQUARE FOOT: $433/SQFT
DATE CLOSED: PENDING
BEDROOMS:4
BATHROOMS: 3
GARAGE: 4
SQUARE FOOTAGE: 4,644
YEAR BUILT: 1996
ACRES: 5.50
SHORELINE: 540
LAKE NAME: WOMAN LAKE DAYS ON MARKET: 96
SALES PRICE
$1,590,000 PRICE PER SQUARE FOOT: $342/SQFT
TALKING POINTS
PROSOFPROPERTY
Stunning location/property
The island setting is truly unique
Ample entertainment space - Open concept + Theatre room + Bonus room
Already an active rental should someone want that
Ability to purchase fully furnished
Sell as active rental and new owner retains guest booking
CONSOFPROPERTY
Could use some more “luxury” updates
Highest priced sale in the area due to size of home
Landscaping/driveway/curb appeal
RECOMMENDED LIST PRICE
$1,550,000
LISTINGCONTRACT:
Terms: 6% listing commission, 2% payout for Buyer's Agent
Start Date: Go live as a “coming soon” May 10th, 2025
First available for showing on Friday, May 23rd, 2025
Open house May 24th, 2025 from 12:00-2:00pm
Length: Expires 12 months after the date of signing
WHYWERECOMMENDTHISAPPROACH:
Given the pros and cons of the property, coupled with the comps arguably having more appealing attributes, we feel that this price sets you into this new spring market at an approachable, yet aggressive number that typically isn’t seen in the Longville Area, aside from recently.
This price allows us to generate a great deal of interest, yet be mindful of the furniture inclusions, docks inclusions (?), waterfront toys (?), and so forth.
The time of year allows us to hit the market early season and get both the buyers who want to use it the rest of the summer or the buyers who like the immediate income potential of your future bookings
WHAT'S NEXT?
THE LISTING PROCESS
1
Discuss seller's goals, intentions, our approach
2
Return to home with price, opinion, comparables and price optimization strategies
3
Determine price, sign paperwork, schedule photo and video shoots
4
Marketing shoots, print and digital ads curated and ordered. Pre-marketing begins.
5
Live to MLS, begin network outreach. Broker open if necessary. All marketing efforts fully implemented.
7
Accepted offer, contract to close processes.
6
Communicate showings, offers, negotiations, contract to close AN INTENTIONAL, KNOWLEDGE-BASED APPROACH TO SELLING.
