Prepared exclusively for Noora
7 Via Encanto
The buyers are there. We go and get them.
Sellers Reserve × Ford Realty Group · Auction Sunday November 15
4
Bedrooms, one downstairs
3
Full baths
2,038
Sq ft, largest Villavante plan
2,975
Sq ft lot
1994
Built, Western National
10/10
Arroyo Vista K to 8
The largest plan in Villavante, a gated pocket of Tijeras Creek. A downstairs bedroom and full bath, upstairs laundry, a primary suite with walk in closet, soaring ceilings, a fireplace and a storybook brick courtyard garden. Resort pool and spa in the community, SAMLARC amenities beyond, and Arroyo Vista a short walk away.
Our due diligence
We have studied every one of the 75 photographs.
Noora, you have one objective
Get 7 Via Encanto sold.
Not another weekend open house. Not another reduction. A defined strategy, a defined date and a defined outcome, so the buyers who are already looking have a reason to act now.
What has happened so far
The home has been seen. It has not been chosen.
85 days
On market since late July, with one price reduction of $50,100 on September 25 and open houses on multiple weekends.
$1,099,900 · $540 per sq ft
Below the $1,175,000 paid in April 2025, when the home sold in five days. The same home, the same street, a different method of sale produced a different result.
Sources: CRMLS derived portal records (MLS OC26152563), Zillow, Redfin, Homes.com, Coldwell Banker, Berkshire Hathaway listing pages, as of October 18, 2026.
4,171
Views across Zillow and Redfin
200
Saves and favorites
85
Days on market
0
Accepted offers
More than four thousand people have looked. Two hundred saved it. That is not a lack of interest. That is interest with no reason to commit.
An honest assessment
Christina has done the work.
Forty years in Rancho Santa Margarita and more than a thousand homes sold. Seventy five professional photographs, full syndication, open houses, a price adjustment. The conventional model, executed properly.
The effort is not the problem. The model is. After 85 days with no offer, the strategy has told us everything it can. Repeating it and waiting for the market to change is not a plan.
What the campaign is missing
Exposure without urgency. Every one of these becomes part of the new strategy.
- +A defined sale date
- +A buyer deadline
- +Buyer registration and qualification
- +A reason to act this week
- +Lifestyle led storytelling
- +A cinematic property film
- +Targeted digital buyer acquisition
- +Retargeting of the 4,000 plus viewers
- +Concentrated agent activation
- +Competition between buyers
The market is not slow
Homes are selling. Right here.
In September alone, homes across 92688 closed between $1.07M and $1.48M. Villavante sold at $1.3M in March. The buyers are active. They are buying the homes that give them a reason to move now.
Public MLS derived records. Context only, not a valuation. Live CRMLS pull with Christina before the reserve is set.
Time kills price.
Every week a home sits, buyers stop asking how do I buy it, and start asking what is wrong with it, or how much further will it come down. Waiting for a better market is how that question gets answered for us.
Who buys 7 Via Encanto
Stop selling bedrooms. Start selling a life.
01
The school move family
Renting or in a smaller home in Mission Viejo, Ladera Ranch, Irvine or Lake Forest.
They want
A top rated school they can walk to, and room to grow.
7 Via Encanto offers
Arroyo Vista K to 8, rated 9 and 10 out of 10, half a mile away. Four bedrooms, Tesoro High in the boundary.
02
The multi generational household
Parents moving in, or adult children coming home.
They want
A private bedroom and full bath on the ground floor.
7 Via Encanto offers
A downstairs bedroom with its own full bathroom, the feature most homes in this price band cannot offer.
03
The lifestyle relocator
Leaving Los Angeles, the Bay Area or out of state for South County.
They want
Outdoor living without the coastal price tag.
7 Via Encanto offers
Tijeras Creek golf, the Arroyo Trail, O'Neill Regional Park, the lake and the Beach Club, all on the doorstep.
The campaign
Room for everyone.
The largest home in Villavante, on the edge of the golf course.
Alternate line: Walk to school. Walk to the fairway. Come home.
The film does not open on the front door
Morning on the Arroyo Trail · The walk to Arroyo Vista · Saturday at the Beach Club · Sunset over the lake · Grandparents downstairs · then the reveal.
Entirely new media
Nobody should recognise the old listing.
The current photos show rooms. Buyers at this price are buying a neighborhood, a school and a way of life. We shoot the life, not just the house.
- Hero and twilight photography
- Lifestyle shoot: golf, lake, Beach Club, trails
- Cinematic property film
- 30 second campaign film
- 15 second social cuts and vertical reels
- Drone over Tijeras Creek and the lake
- Floor plan featuring the downstairs suite
- Property website and digital brochure
Buyer acquisition
We do not wait for buyers to find us. We find them.
Retarget
Every one of the 4,000 plus portal viewers and 200 savers, served the new campaign.
Local
Mission Viejo, Ladera Ranch, Coto de Caza, Lake Forest, Irvine renters and upsizers.
Relocation
Los Angeles, the Bay Area, San Diego and out of state families searching South County schools.
Agents
Private Agent Preview, Wed Oct 28, then we call every one: which of your buyers should see it?
Create a market event
Today we sign. Sunday November 15, we sell.
Sun Oct 18
Documentation
Agreements signed today. Reserve discussion. Christina and Sellers Reserve aligned on one plan.
Mon Oct 19 to Fri Oct 23
The reset
Status change subject to MLS rules. Blueprint, styling, new photography, film and drone. Nothing dribbles out.
Sat Oct 24
Campaign reveal
A new opportunity with a date and a $950,000 price guide. Every channel launches at once.
Oct 24 to Nov 1
Maximum awareness
Targeted digital, retargeting, database, social, and the Private Agent Preview on Wed Oct 28.
Nov 1 to Nov 8
Inspections
Open homes both weekends, private showings, buyer qualification, objection resolution.
Nov 9 to Nov 14
Competition builds
Second inspections, proof of funds, registration closes Saturday Nov 14.
Sun Nov 15
Auction day
Qualified buyers compete. Noora sets the reserve. Subject to final MLS and compliance structure.
Twenty eight days from signature to sale. Three full weekends of buyer activity, with a deadline that every buyer knows from day one.
The full timeline, day by day
Every step from signature to auction. Dates subject to MLS rules and final compliance structure.
Week 0 · Oct 18
Documentation
Week 1 · Oct 19 to Oct 25
Reset and launch
Week 2 · Oct 26 to Nov 1
Maximum awareness
Week 3 · Nov 2 to Nov 8
Inspections
Week 4 · Nov 9 to Nov 15
Competition and auction
Pricing strategy
We open the door wide. Then the market tells us where it goes.
To optimize market interest and stimulate buyer activity, the campaign launches with a price guide of $950,000. Subject to and on the basis of activity and feedback, we trend the guide upwards to $1,050,000 prior to the auction.
Launch, Sat Oct 24
$950,000
Opening price guide. Brings every buyer in the $900K to $1.1M bracket to the door.
Inspections, Nov 1 to 8
Trending up
Guide reviewed weekly on the basis of inspections, registrations and buyer feedback.
Before auction, Nov 15
$1,050,000
Guide adjusted upwards prior to auction day as competition builds.
Better 8 buyers who believe they can buy it than 1 buyer who believes he cannot.
The price guide is not the reserve. Noora sets the reserve privately, with advice from Christina and Sellers Reserve, and the home only sells at auction if it is met. Price guide presentation subject to MLS rules.
Noora, you control the downside
Competition does not mean surrendering control.
- 1You set the reserve.
- 2You receive professional advice from Christina and us before confirming it.
- 3The home only sells at auction if reserve conditions are met.
- 4Only qualified, registered bidders compete.
- 5The winning buyer signs under the established auction terms.
The upside is competition
With a listing, the buyer negotiates against you.
With an auction, buyer competes against buyer.
Our fees
Paid only on a successful sale.
Sellers Reserve
1.5%
Strategy, media, campaign, buyer acquisition, auction
Christina Ford
1%
Listing agent, Ford Realty Group
Combined
2.5%
Of the final sale price
For illustration, at a sale price of $1,150,000: Sellers Reserve $17,250, Christina Ford $11,500, combined $28,750.
One team. One objective. Sold.
Your listing agent and your sale strategist. One plan, one team.
Christina Ford
Ford Realty Group · Listing agent
Broker and owner of Ford Realty Group, licensed since 1986, with more than a thousand homes sold and deep roots in Rancho Santa Margarita and Dove Canyon. Christina stays your agent from launch to close, working in conjunction with Sellers Reserve.
Michael Mahon
Sellers Reserve · Sale strategist
Founder and CEO of Sellers Reserve. Twenty seven years at the front line of high performance real estate and more than 2,000 homes sold. A leading auction specialist, keynote speaker and operator.
Learn more about Michael →
We do not wait for the market.
We go after it.
We attract it.
We secure the buyers that are already there.
Sunday November 15. Sold.
Sellers Reserve × Ford Realty Group
Our proposal
Noora, we are not asking you to wait for the market. We are proposing to go and get it.
A date, a strategy, a campaign and an outcome, with Christina by your side and you protected by the reserve.
Michael Mahon · Sellers Reserve · michael@sellersreserve.com · +1 949 887 0350
Christina Ford · Listing agent · Ford Realty Group · christinafordrealtor@gmail.com · 949 922 3673