How it works
Two sides, two different processes. Sellers first, buyers below.
Selling without going public
An open listing is not an exclusive right-to-sell
This is the distinction the whole arrangement rests on. An exclusive right-to-sell gives one broker sole control of your property for a fixed period and pays them whether or not they produce anyone. An open listing does not. We are paid only if we introduce a buyer and that buyer closes, and you keep the right to sell it yourself, through another broker, or not at all.
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Tell us what you own
A conversation, not a form-filling exercise. What the asset is, roughly what you would take for it, and why you would rather not list. Nothing becomes public and nothing is committed.
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We verify ownership
We pull the deed or title before marketing anything. This protects you as much as us — it is how we can promise buyers that everything on our list is real.
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You sign a one-page open listing
Non-exclusive, 180 days. It names the property and sets our fee at 4% payable by you on a closing. A buyer we introduce and register with you by name stays covered for six months after it ends, so nobody can simply wait us out. No exclusivity, no sign, no MLS, no syndication, and you can withdraw on notice.
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We build the package
A confidential offering memorandum, rent roll, and trailing twelve-month operating statement. Publicly, the property appears only as an anonymized profile — asset type, submarket, and ranges. No address, no photographs of the building, no figures.
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We approach matched buyers directly
We do not blast a list. Registered buyers state their criteria — asset class, deal size, target return, submarkets, timeline — and we approach the ones your property actually fits.
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You pay only on a closing
4% at closing, paid by you. If no buyer we introduce closes, you owe nothing. There are no marketing charges, no upfront fees, and no cancellation penalty.
Getting access to inventory
Sellers came to us because they wanted discretion, so access is earned rather than given. Everyone can see the shape of a deal; qualified buyers see the deal.
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Register
Your entity, the signatory, and your investment criteria. The criteria matter more than anything else here — they are how we match you to inventory instead of adding you to a mailing list. About three minutes.
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Sign and document
One envelope containing a confidentiality and non-circumvention agreement, our Florida transaction broker disclosure, entity documentation, and proof of funds. Handled through our e-signature provider — your financial documents never sit on our servers.
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We review within one business day
A person reads it. We are checking that the entity is real, the signatory is authorized, and the funds are demonstrable — applied the same way to everyone, against published criteria.
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You get the full package
A private link to the address, financials, rent roll, trailing twelve, and offering memorandum. Documents are watermarked with your details.
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Tour and offer
We arrange access directly with ownership, discreetly. On an occupied building that usually means outside of tenant hours. You submit a letter of intent through us.
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You pay us nothing
Our fee comes from the seller. If you are working with your own broker, tell us early — see the note below, because we do not split our fee.
If you have your own broker
Our 4% comes from the seller and we do not split it. That is not a comment on your broker — it is what lets us tell owners their cost is fixed. If you are working with one, they are welcome in the transaction, but their compensation is a matter between you and them. Raise it at registration rather than at contract, and nobody is surprised later.
What this costs
Only if a buyer we introduce closes. No upfront fees, no marketing charges, no cancellation penalty.
No access fee, no registration fee, no success fee. Our compensation comes entirely from the seller.
Commissions are negotiable and are not set by law or by any real estate board.