How We Sold 28097 Promontory Ln in 12 Days at 101% of List Price
Updated May 5, 2026
TL;DR: 28097 Promontory Ln, Simi Valley sold for $904,000 on a $895,000 list price in 12 days. Strategy included competitive market analysis, pre-listing inspection, professional drone/Matterport tour, pre-market showing window, and strong Friday MLS launch. Result: 47 showings, 14 offers, cash close in 14 days.
The Situation
Our clients had owned 28097 Promontory Ln for 22 years. This wasn't just a house—it was where they raised their family, hosted holidays, and built memories. Now they were ready for their next chapter: retirement in Arizona. They wanted a smooth, efficient sale that honored the home's character without leaving money on the table.
The market conditions were favorable but not guaranteed. Simi Valley was seeing moderate competition in the $900K price range. Our job was to create urgency and demonstrate value in the first critical week.
The Strategy
1. Competitive Market Analysis
We analyzed 12 comparable sales from the past 60 days. Homes similar in size, age, and condition were selling at 97–102% of list price, with an average of 99.4%. This data showed us where to position the list price for maximum appeal without undervaluing the property.
2. Pre-listing Inspection
We recommended a pre-listing inspection before hitting the market. This $400 decision eliminated surprises during buyer inspections and gave us documented proof of the home's condition. We disclosed the report proactively, which filtered out buyers concerned about hidden issues and attracted serious, confident offers.
3. Professional Marketing Assets
Professional drone photography captured the home's elevated lot and surrounding landscape. A Matterport 3D tour let buyers explore every room on their schedule. Professional interior photos highlighted natural light, finishes, and the flow of the floor plan. These assets launched on our website and social channels before MLS activation.
4. Pre-Market Showing Window
We held a dedicated 48-hour window for showings before listing on the MLS. This created exclusivity and gave buyer's agents a reason to schedule early. Five showings occurred during this window, generating early market buzz.
5. Strategic MLS Launch
We listed on Friday morning. This timing meant open houses occurred over the following weekend when buyer traffic peaks. A Friday launch also gave us a full week of MLS exposure before other weekend listings arrived.
The Execution
| Metric |
Value |
| List Price |
$895,000 |
| Sale Price |
$904,000 |
| Percentage of List |
101% |
| Days on Market |
12 days |
| Total Showings |
47 |
| Offers Received |
14 |
| Accepted Offer |
Day 8 (cash offer) |
| Days to Close |
14 days |
The results speak for themselves. Forty-seven showings in 12 days indicates strong buyer interest. Fourteen offers gave our clients genuine choice and negotiating power. The winning offer was cash—a $9,000 premium with a 14-day close that aligned with the sellers' timeline perfectly.
During negotiations, we held firm on inspection contingencies (the buyer conducted a pre-purchase inspection but waived further contingency rights based on our pre-listing inspection). We also negotiated appraisal contingencies to the buyer's favor, understanding that cash buyers often prioritize certainty over appraisal disputes.
The Lesson
This sale demonstrates the power of proper positioning and urgency. By investing in professional marketing, creating a pre-market showing window, and timing the MLS launch strategically, we turned a standard home sale into a competitive market moment. The $9,000 premium (1%) more than covered the cost of the pre-listing inspection, drone photography, and Matterport tour combined.
Sellers often ask whether it's worth investing in professional marketing. This case study is the answer: the return on that investment came in the form of 14 competing offers and a price that exceeded expectations.
Frequently Asked Questions
Why did you recommend a pre-listing inspection?
Pre-listing inspections eliminate surprises and signal confidence in the property's condition. Buyers see the inspection report and know they're buying a well-documented home. This filters out tire-kickers and attracts serious, cash-capable buyers. The $400 cost is almost always recovered in the final sale price.
How did timing the MLS launch for Friday affect the result?
Friday launches give you a full week of MLS exposure plus peak weekend traffic for open houses. By Saturday, 5-10 buyer's agents had already scheduled previews. By Sunday, we had 20+ showings. Launching mid-week or late Thursday would have meant less weekend foot traffic and less time for buyer's agents to build buzz.
What's the benefit of a pre-market showing window?
Exclusivity creates urgency. By offering 48 hours of showings before MLS activation, we gave buyer's agents a reason to schedule early. These early showings generated momentum and word-of-mouth buzz. By the time the listing went live on MLS, agents were already bringing clients.
Did the cash offer trade price for speed?
No. The cash offer included a $9,000 premium and a 14-day close—speed and price both favored the sellers. Because we had 13 other offers to compare, we negotiated this outcome. The cash aspect removed appraisal and financing contingencies, which buyers often value at 1–3% discounts. Our sellers got the best of both worlds.
How do you balance inspections and contingencies in negotiations?
We recommend buyers conduct inspections (the pre-listing inspection gives them confidence) but waive "further contingency rights" based on those inspections. This protects sellers from renegotiation tactics while still allowing buyers to walk away if major issues arise. In this case, the buyer inspected but waived further appraisal and inspection contingencies in exchange for the seller's pre-listing inspection documentation.
What's the ROI on professional photography and drone tours?
In this case, professional photography and Matterport cost approximately $800 total. The $9,000 premium suggests these assets paid for themselves 11x over. Every buyer who scheduled a showing likely saw these assets first. The 3D tour allowed serious buyers to preview the home on their schedule, which increased showing quality and earnestness.
Could you have listed higher and still achieved this result?
Possibly. The $895,000 list price was strategic—it undercut market expectations by about $5,000 and created perceived value for buyers. If we'd listed at $910,000, we might have achieved $900,000 but with fewer offers and less buyer enthusiasm. Pricing slightly below market at a strong property attracts competition. Competition drives prices up faster than aggressive pricing ever could.
What's Next?
If you're considering selling, or if you're curious about your home's market value, we'd love to discuss your situation. Every property has unique characteristics, timing, and market conditions that shape strategy. Our guide to pricing homes for quick sales walks through the same analysis we used here. You can also learn more about our seller representation services to understand how we approach each transaction.
For questions about your specific property or the Simi Valley market, contact us directly. We're happy to discuss your goals and timeline. You can also explore current market trends in Simi Valley to understand how conditions in your neighborhood have shifted since this sale.
About the Author
Brian Cooper is a Realtor with the Cooper Family Real Estate Team, licensed in California (DRE# 01434286). With deep roots in Ventura County, Brian has helped buyers and sellers navigate transitions for over a decade. He specializes in strategic pricing, pre-listing preparation, and creating competitive market conditions that favor sellers. When he's not helping clients achieve their real estate goals, Brian is exploring local hiking trails and volunteering with the Simi Valley Chamber of Commerce.
Cooper Family Real Estate Team
159 Parrott Ln, Simi Valley, CA 93065
Phone: (805) 723-2498
Email: brian@cooperfamilyrealestate.com
DRE# 01434286
This case study illustrates a representative transaction approach. Specific names and addresses have been adjusted or composited for illustration. Past results don't guarantee future outcomes.