Listing Agent
Sandra Thiel
Listing Agent · 1 Saint Kitts
Sandra leads the seller relationship and the on the ground execution of the listing. Her local knowledge and client trust are the foundation everything else is built on.
A Sellers Reserve Auction Proposal · For Sandra Thiel & Savanna Hanks
1 Saint Kitts,
Dana Point.
A Monarch Beach address. A qualified buyer pool. One concentrated campaign, one transparent event, sold under the hammer on Saturday, July 25, 2026.
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Foreword
Sandra & Savanna,
thank you for considering a different path to sale.
This presentation is prepared for your consideration as the listing agents of 1 Saint Kitts ahead of the property going to market. The goal is simple. To offer your sellers a structured launch path that delivers a smooth, expedited sale at the strongest possible price the market will pay, without the home ever needing to sit and age on the open market.
The Sellers Reserve Auction is not a replacement for the campaign you are already preparing. It is a launch framework that takes the property to market with a clear deadline, concentrates the entire qualified buyer pool into one transparent event, and brings them to a defined sale date the sellers can plan around. You remain the listing agents. The relationship with the sellers stays in your hands. We bring the platform, the framework and the auction itself.
What follows is a complete picture of the method, the proposed four week launch campaign, the proposed auction date of Saturday, July 25, 2026, and the commercial terms. Please read it as a working draft. Everything can be shaped to fit the sellers and the way you want to take it to them before the sign goes in the ground.
Michael Mahon
The home
Coastal poise. Resort lifestyle.
A turn key Mediterranean residence inside one of Dana Point's most desirable gated enclaves, walking distance to world class resorts, the Strand and Salt Creek. The kind of home where the lifestyle does as much selling as the floor plan.
Style
Mediterranean · three story
Setting
Gated coastal enclave
Garage
Attached, private driveway
Position
Dana Point · Monarch Beach area
Outlook
Coastal hills & resort corridor
Lifestyle
Tennis, pool & trails on community
Character
Turn key, beautifully presented
Appeal
Walk to beach, resorts & dining
Selling the lifestyle
A coastal home with a resort at the gate.
Buyers in this market are buying more than a house. They are buying the neighborhood, the gated community, the morning walk to Salt Creek and the weekend at the Waldorf. Our campaign tells that complete story.
How the home shows today
- · A polished Mediterranean residence
- · Bright, light filled interiors
- · Multi level layout with strong flow
- · Established, manicured streetscape
- · Move in ready presentation
What the lifestyle delivers
- · Gated community privacy and security
- · Resort caliber tennis and pool amenity
- · Minutes to Salt Creek, Strand, and Monarch Beach
- · Walk to the Waldorf Astoria and Ritz Carlton
- · South Orange County at your front door
Why this matters for the sale
- · Multiple buyer profiles in one room
- · Lifestyle stories drive emotional value
- · Scarcity of inventory inside the gate
- · An event creates urgency a price tag cannot
- · We sell the lifestyle, not just the floor plan
Setting & lifestyle
St Kitts sits inside a gated Monarch Beach pocket with private tennis, pool and clubhouse amenity. Walk to the Waldorf Astoria Monarch Beach, the Ritz Carlton Laguna Niguel, Salt Creek Beach and the trail down to the sand. Minutes to the Lantern District, Dana Point Harbor and the new resort corridor that is reshaping the coast.
Key selling points
- · Sought after Dana Point coastal address
- · Gated community with concierge feel
- · Private tennis, pool and lounge amenity
- · Minutes to beaches, harbor and Lantern District
- · Walkable to world class resorts
- · Strong school catchment and family appeal
- · Easy access to PCH, the 5 and the 73
- · Year round south coast climate
Buyer profile
Multiple buyers. One competitive room.
1 Saint Kitts speaks to a wide buyer field. The local move up family, the second home buyer from out of state, the empty nester looking for lock and leave coastal living. The auction format brings them into one room so the market, not a guess, sets the price.
- South Orange County move up families
- Second home buyers seeking a coastal base
- Empty nesters downsizing into a lock and leave
- Out of state buyers relocating to Dana Point
- Resort lifestyle buyers from LA and San Diego
- International buyers tracking Monarch Beach
- Long term holders chasing coastal fundamentals
Our philosophy
Success by design.
Luck has no place in how a home like this is sold.
The traditional approach is simple. List, price and wait. If the market does not respond, the price gets reduced, and over time that can quietly work against the sellers. Time on market does not create value. It erodes it.
At Sellers Reserve we take a different path. We do not just list. We position, and we build a structured campaign that captures the entire market at once rather than scattered across time.
For your sellers, the auction overlay creates a hard deadline, a transparent forum, and a defined exit. For you as the listing agents, it is a powerful addition to the strategy you have already set in motion.
Reposition
Reframe the property around the lifestyle, not a number.
Launch
A high impact campaign engineered to capture maximum attention.
Screen
Outreach to and pre qualification of serious, capable buyers.
Concentrate
A defined window that creates real urgency.
Compete
Bring buyers together where they have to act.
Close
Let the market compete with itself. Competition is the final driver of price.
"The right buyer will pay the right price. Our job is to attract the right buyers, not any buyers, and create the conditions for them to compete."
Control & flexibility
Your sellers stay in the driver's seat.
The reserve price ensures 1 Saint Kitts will never sell for less than the sellers accept. They retain full control throughout the entire campaign.
And if the home does not sell under the hammer on July 25, we do not start over. We move immediately into Phase II, where, from a position of strength, we negotiate with buyers who are already qualified, already engaged and already committed to the process.
The plan is built around two outcomes that matter most for the sellers. Certainty of timing, and the strongest possible price within a defined window.
A clear difference in approach
Traditional listing vs Sellers Reserve Auction.
| Traditional sale | SR Auction | |
|---|---|---|
| Pricing approach | A fixed asking price can create a ceiling on offers. | No price ceiling. Competition can drive results higher. |
| Timeline | No deadline. Can sit on the market for a long time. | Defined campaign timeline leading to a specific sale date. |
| Sale conditions | Often subject to financing, inspection or other contingencies. | Unconditional at sale, delivering greater certainty. |
| Buyer motivation | No deadline. Buyers may delay or negotiate harder. | A specific date creates urgency and encourages decisive action. |
| Negotiation style | Private, one on one negotiation limits competitive pressure. | Live, real time competitive bidding often pushes price higher than expected. |
| Market perception | Can feel like a waiting game, reducing momentum. | Positioned as an event, generating interest and energy. |
Method
What is a Sellers Reserve Auction?
The most advanced and effective method for selling premium real estate in California today. A proprietary platform that creates a powerful competitive environment between qualified buyers, driving urgency and revealing the property's true market value, openly.
The sellers hold the reserve. Buyers compete openly. The market, not negotiation, sets the price.
01
Focused marketing
Four concentrated weeks of multi channel exposure, engineered to saturate the qualified buyer pool and create unmistakable urgency.
02
Transparent competition
An open, on site forum where qualified buyers reveal real market demand in real time. No back channel negotiation, no guesswork.
03
Certain outcome
A specific date, specific terms, and an unconditional contract. The sellers know exactly when the home will sell, and on their terms.
"We don't sell homes. We stage moments where qualified buyers compete in the open."
The hard truth
Time kills price.
Don't let momentum slip.
Every week a property sits unsold, its perceived value quietly decreases. Buyers begin to assume "something must be wrong with this home."That perception attracts bargain hunters and deters genuine buyers.
Price reductions only accelerate the slide. They signal weakness, and once the cuts start, they rarely stop. The only thing that falls faster than the price is the sellers' negotiating power.
Buyer interest peaks in the first 2 to 3 weeks of going active, regardless of price point, then decays sharply.
Our antidote
Not more time. Not a price cut. A focused launch engineered to capture peak demand.
Re launch
Reframe the property with a bold, considered strategy.
Re energize
Ignite interest with premium presentation and fresh marketing.
Re vitalize
Attract new buyers and reset market perception.
Re invigorate
Restore momentum and make the home feel desirable again.
"Time kills price. Market perception is everything. The 18 day program exists so this property never gets the chance to go stale."
Our signature program
The Signature 18 Day Strategic Selling Program.
A highly considered method of sale that combines structured selling practices, efficient systems and modern marketing techniques. For 1 Saint Kitts, we run our signature framework over an 18 day window, from the moment we go ACTIVE on Wednesday July 8 to the fall of the hammer on Saturday July 25.
18
Days on market
88%
Sold at or before auction*
100%
Sold inside three weeks*
Buyer urgency by design
Online buyer analytics show interest peaks within the first 2 to 3 weeks of a home hitting the market, regardless of price point. An 18 day window concentrates every qualified buyer into that peak, while an open ended listing watches activity decay week after week.
Maximum activity = maximum price.
An attraction based campaign
Auction signals to the market that this is a serious, committed seller, and that is magnetic to buyers. With no asking price acting as a ceiling or a filter, buyers focus on the home and its full value proposition, not a comparison to the listing three streets over.
The proven process
Seven stages. One unconditional sale.
- 01
Launch
Reach every buyer across every relevant channel.
- 02
Connect & engage
Tell the lifestyle story to attract the ideal buyers.
- 03
Generate activity
More buyers talking about the home, every day.
- 04
Showcase
More qualified buyers walking through the door.
- 05
Create urgency
Demonstrate real, visible demand to the room.
- 06
Build competition
Buyers compete with each other, driving price upward.
- 07
Success
An unconditional sale, on a date the sellers can plan around.
- +
Phase II
If not sold under the hammer, we negotiate one on one from a position of strength.
*Sellers Reserve Signature program track record at time of publication.
Proposed Timeline
Four weeks. One outcome.
From media week beginning June 29 to the fall of the hammer on Saturday, July 25 at 2:00 PM, every day is staged. Dates remain flexible and can be shaped around what works for the sellers.
June 29 — July 2, 2026
Week 1 · Media Week
- · Four day media production: stills, video, twilight and aerial
- · Lifestyle film telling the Monarch Beach story
- · Pre launch buyer outreach begins
July 6 — 12, 2026
Week 2 · Launch
- · Database email and prospect outreach (Mon)
- · COMING SOON activation, then ACTIVE Wed July 8
- · One hour open houses · Sat July 11 & Sun July 12
July 13 — 19, 2026
Week 3 · Sustain Momentum
- · Buyer follow up and pre qualification
- · Targeted bidder outreach across segments
- · One hour open houses · Sat July 18 & Sun July 19
July 20 — 25, 2026
Week 4 · Auction Week
- · Final tours by appointment
- · Bidder registration, deposits and rehearsal
- · One hour open house + LIVE ON SITE AUCTION · Sat July 25 · 2:00 PM
Potential accepted offer
Mon · July 27, 2026
Estimated closing
Week of Aug 24, 2026
Posture
Flexible
Auction day
Saturday, July 25, 2026
2:00 PM on site.
A live auction staged at 1 Saint Kitts with registered, pre screened bidders. Open and transparent. An unconditional contract signed the same day. The sellers hold the reserve.
- Format
- Live on site, open outcry
- Bidders
- Pre screened & deposited
- Reserve
- Set privately by the sellers
- Contract
- Unconditional, signed same day
Auction day
The team at the table
The listing agents. The auction platform.
Sandra and Savanna own the seller relationship and the listing. Sellers Reserve brings the auction framework, the live event and the marketing engine that surrounds it. One team, one outcome.
Listing Agent
Savanna Hanks
Listing Agent · 1 Saint Kitts
Savanna partners on buyer engagement, open houses and the day to day cadence that turns interest into action across the campaign.
Founder & CEO
Michael Mahon
Founder, CEO · Sellers Reserve
Twenty five years at the forefront of high performance real estate. A leading auction specialist, keynote speaker and coach. Michael founded Sellers Reserve to give principal sellers and their agents a transparent, certain alternative to the traditional listing.
michael@sellersreserve.com · +1 949 887 0350
DRE# 02076897
Further viewing
Two short films from Michael.
The thinking behind the method, in Michael's own words.
Time kills price
Why auction?
Investment
Transparent, structured, all on the table.
A single, all inclusive platform fee, independent of the broker's commission.
1.5%
Platform fee · All inclusive
Sellers Reserve funds and executes all digital marketing and campaign delivery.
Independent of broker commission
Our commitment is to take full responsibility for everything within our control. Strategy, positioning, marketing execution, buyer engagement and negotiation. We approach the campaign with absolute commitment to the best possible outcome for the sellers and their listing agents.
No agent, platform or method can fully control the price the market is willing to pay. What we can do is influence the market and create the conditions for the best outcome, and that is exactly what we were built to do.
Next step
Sandra & Savanna, when you're ready,
we start the clock.
The July 25 auction date is proposed and the full four week calendar is ready to go. Reach out anytime with questions, edits or anything you would like to shape before presenting it to the sellers.