Selling a luxury home in Scarborough takes more than a sign in the yard. You are selling privacy, views, history, and a Maine coastal lifestyle to a discerning buyer who expects proof, polish, and reach. In this guide, you will see exactly how a focused 14-day launch turns your property into a story that stops the scroll and drives qualified showings. You will also learn how we handle coastal regulations, which channels matter most, and what data you can expect from day one. Let’s dive in.
Why Scarborough luxury is different
Scarborough sits at the sweet spot of coastal lifestyle and practical access. Buyers include Portland-area professionals seeking an easy commute, second-home owners from Boston and southern New England, and seasonal or retiree buyers who want beaches, boating, and design-forward spaces. In neighborhoods like Prouts Neck, Pine Point, Higgins Beach, Kettle Cove, and Black Point, buyers often prioritize privacy, water views or access, outdoor living, and architectural character.
Coastal properties bring unique considerations. Flood zones, shoreland setbacks, and permitting can influence value and buyer confidence. We verify flood status through the FEMA Flood Map Service Center and cross-check shoreland or permitting questions with the Scarborough Town website. If you want statewide market context while we prepare pricing, we also reference Maine Association of REALTORS reports.
Our 14-day luxury launch
Your launch follows a proven workflow that balances speed-to-market with production-grade media and targeted distribution. Here is how the first two weeks unfold.
Pre-launch week: audit and prepare
We start with a thorough property audit so your listing enters the market with clarity and confidence.
- Property review: systems age, recent upgrades, survey and floor plans, title items, easements, and any conservation restrictions.
- Coastal due diligence: flood zone status, elevation or survey details, septic versus sewer, well testing if applicable, and shoreland permitting considerations. We verify flood data using the FEMA Flood Map Service Center and consult the Scarborough Town website for local guidelines.
- Pricing strategy: 3–5 handpicked comparables with days on market and list-to-sale context to align price with buyer expectations.
- Home prep and pre-staging: repairs, deep cleaning, decluttering, and exterior touchups so staging has a clean canvas.
- Creative brief: still photography plan, cinematic video storyboard, drone aerials, twilight images, 3D tour, and floor plan deliverables.
- Logistics: drone permissions, vendor scheduling, homeowner calendar, and weather/tide planning for aerials.
Build week: capture and create
This is where your property’s story is captured in high fidelity.
- Photography: architectural composition, detail vignettes, and twilight exteriors to highlight setting and landscape lighting.
- Cinematic video: 4K drone aerials that show approach, parcel context, and proximity to water; stabilized interior cinematography; and lifestyle moments that reflect how the home lives.
- 3D/Matterport and floor plans: an immersive tour plus clear layouts so remote buyers can understand scale and flow. See how 3D helps buyers engage on the Matterport real estate overview.
- Listing page build: hero video, photo gallery, 3D tour, floor plans, neighborhood highlights, downloadable brochure, and contact form.
- Accessibility and SEO: video captions and transcripts, descriptive file names, and metadata so your listing is searchable and user-friendly.
Technical standards matter at the high end. We use licensed and insured drone operators, capture raw stills at full resolution for print, and produce a hero cut (30–60 seconds), social cutdowns (15 seconds), and a complete property film (2–3 minutes). The result is a versatile media kit that fits TV, social, and web.
Launch and momentum: distribute and engage
Once your listing goes live, we scale exposure where serious buyers look and watch content.
- MLS syndication: the foundation for verified details and broad discovery across major consumer portals.
- Portside luxury distribution: higher-end exposure supported by Portside Real Estate Group’s brand presence and broker network.
- Social distribution: Instagram Reels, Facebook posts, YouTube hosting for video, and boosted placements aimed at likely buyers.
- Advanced TV and programmatic: connected TV ads deliver your hero cut to high-net-worth audiences on streaming platforms and premium inventory.
- Agent-to-agent outreach: broker previews, targeted email to top buyer agents, and private showings for qualified clients.
- PR and lifestyle placements: strategic timing with regional outlets such as the Portland Press Herald and Down East to broaden awareness.
Advanced TV that reaches the right buyers
Advanced TV, also called connected TV, places your property film in front of affluent viewers on popular streaming platforms. It is a powerful way to seed interest before and during the MLS launch.
Here is how we deploy it for luxury listings:
- Geo-targeting: Scarborough and greater Portland, with reach into southern New England and the greater Boston area to capture second-home buyers.
- Audience filters: household income and interests tied to luxury, boating, or travel to focus on qualified viewers.
- Creative: a 15–30 second hero cut built from your property film with a clear call to action for private showings.
- Metrics that matter: impressions, video completion rate, website visits after ad exposure, and attribution to inquiries or showings.
Staging that sells the Scarborough lifestyle
Staging at the coast is about sight lines, light, and durability. We tailor the design plan to emphasize your home’s best assets.
- Visual priorities: furniture placement that frames water views and maximizes perceived square footage. Light, airy palettes that photograph cleanly.
- Materials that work: performance fabrics and indoor-outdoor rugs that look refined and hold up to humidity and salt.
- Exterior spaces: styled porches and decks with understated coastal accents. Tidy landscaping to highlight privacy and approach.
- Seasonal cues: in warmer months, effortless outdoor living; in cooler months, cozy fireside scenes and protected outdoor spaces.
The goal is simple. You want buyers to imagine their first morning coffee on the deck and their first sunset at the shoreline. Staging creates that vision without distraction.
What you see in your 14-day report
You deserve a clear picture of reach, engagement, and next steps. Your report summarizes results across channels and turns data into action.
- Exposure: total impressions on MLS, portals, social, Advanced TV, and programmatic display; unique visitors to your listing page; top traffic sources.
- Engagement: photo gallery views and time on page; video views, watch time, and completion rate; 3D tour interactions and average duration; social saves and shares.
- Lead flow: inquiries, showing requests, and broker contacts, all with source attribution. Open house or broker preview attendance if held.
- Efficiency: ad spend to date, CPM, CPL, and Advanced TV reach, frequency, and site visits.
- Feedback: buyer and agent comments, pricing notes, and objection trends.
- Recommendations: updates to imagery or copy, staging tweaks, distribution adjustments, or pricing strategy for weeks 3–4.
Coastal compliance and buyer readiness
Luxury buyers in Scarborough expect clarity on coastal constraints and property systems. We help you prepare the documentation that supports confident decisions.
- Disclosures and reports: property disclosures, recent inspection reports, septic certificates or well tests, and title exceptions.
- Flood and shoreland details: flood insurance status and any elevation certificates; shoreland zoning or setback context if relevant.
- Access and easements: deeded beach or water access, conservation easements, or other use restrictions that affect how the property lives.
- Historic elements: if the home has notable provenance or is in a protected area, we highlight craftsmanship alongside modern system upgrades.
Being ready with this information reduces friction and keeps serious buyers moving toward an offer.
Sample 14-day timeline
Here is a concise view of how the launch unfolds. Timing can shift for weather and tides, but the cadence stays consistent.
- Days −14 to −8: Initial consultation and property audit. Gather deed, survey, flood info, septic or well details, upgrades, and service records. Select vendors and confirm drone scheduling.
- Days −7 to −6: Deep clean, minor repairs, landscaping refresh. Staging installation and final walk-through.
- Days −5 to −3: Photography, 3D/Matterport, twilight images, and drone aerials. Begin editing photos and video, finalize floor plans and brochure.
- Day −2: Assemble Advanced TV assets, complete listing page, build email templates, and compile broker invite list.
- Day −1: Quality check across devices, syndication test, and PR scheduling.
- Day 0: Go live on MLS and major portals. Activate Portside luxury distribution and social posts. Launch Advanced TV campaign and email the agent network.
- Days 1–3: Run paid social and search, host broker previews or private showings, and monitor early metrics.
- Days 4–7: Continue Advanced TV and retargeting, follow up on leads daily, and consider an open house or private broker open.
- Days 8–13: Optimize ads based on engagement. Add press placements or sponsored posts if budgeted. Gather showing feedback and agent notes.
- Day 14: Deliver analytics report with KPIs and clear recommendations for the next phase.
Why sellers choose the Cady Toussaint Team
You want a boutique team that treats your listing like a curated media project, and you want measurable results. Our video-first approach, ADTV reach, and design-led staging create a lifestyle story that attracts out-of-area and local buyers alike. Our Portside affiliation provides luxury distribution and strong broker relationships across Southern Maine. Most importantly, you get responsive communication, data-backed decisions, and a repeatable process that protects your time and your price.
If you are considering selling a luxury home in Scarborough or nearby coastal neighborhoods, we would love to build your launch plan. Connect with Cady Toussaint to get started.
FAQs
What is Advanced TV and why use it for Scarborough luxury homes?
- Advanced TV places your property video in premium streaming environments with geo and income targeting, which builds awareness among qualified buyers in Scarborough, greater Portland, and key feeder markets like southern New England.
How do you handle flood zones and shoreland rules for coastal listings?
What staging changes work best for a waterfront property?
- We prioritize sight lines to the water, light palettes, and durable performance textiles, while styling porches and decks to show effortless outdoor living without distracting decor.
Where will my listing appear once it goes live?
- Your listing syndicates through the MLS to major consumer portals, is amplified by Portside’s luxury distribution, and is promoted through social, Advanced TV, and targeted broker outreach.
What metrics are included in the 14-day report?
- You receive exposure totals by channel, on-site engagement, video and 3D tour performance, lead counts with source attribution, ad efficiency metrics, qualitative feedback, and next-step recommendations.
