Thinking about selling your Berthoud home in Larimer County and want a plan that leaves nothing to chance? You want clean execution, strong presentation, and the right buyers seeing your home on day one. In this guide, you’ll see our premium, end-to-end listing process: what we do before launch, how we manage contractors, the media we create, and how LIV Sotheby’s syndication amplifies your reach. Let’s dive in.
What sets this plan apart
You get a developer’s eye on prep, a luxury marketing toolkit, and a disciplined launch sequence tailored to Berthoud’s Larimer County market. We manage vendor work, write clear narrative copy, and deliver premium photo, video, and 3D assets that highlight value. Your listing receives broad MLS exposure plus brokerage-backed syndication through LIV Sotheby’s International Realty for targeted regional and global reach. We report results and adjust quickly so you can focus on decisions, not logistics.
Start strong in Berthoud, Larimer County
Confirm county and compliance
Berthoud straddles Larimer and Weld counties, so the first step is confirming your parcel is in Larimer County. That helps align disclosures, taxes, and records with the correct offices. We also review HOA rules and any guidelines about signage or drone use so your marketing follows local standards.
Walkthrough and pricing strategy
We begin with a detailed walkthrough to spot safety items, deferred maintenance, and cosmetic opportunities. Then we prepare a competitive market analysis and a pricing strategy based on current MLS data, recent Berthoud comparables, and seasonality. You’ll see a plan that balances speed, exposure, and net proceeds.
Prioritized improvement plan
We put repairs and updates in a sequence that makes sense for inspections and marketing:
- Safety and mechanical: HVAC service, water heater checks, visible electrical issues, roof leaks.
- Permits and documentation: Confirm permits and final inspections for past work, or plan to remediate or disclose.
- Curb appeal: Lawn care, mulch, front door paint, lighting, and minor hardscape touch-ups.
- Interior updates: Neutral paint, flooring repairs or carpet replacement, updated fixtures and lighting.
- Deep clean and declutter: Windows, kitchens, baths, and stored items to open up space.
- Staging: Professional staging when budget allows, with virtual staging options for vacant homes. We disclose virtual staging per MLS rules.
Contractor oversight you can trust
We coordinate and manage vendors so timelines stay tight and work is documented.
- Verify licensing and insurance, including worker’s comp when applicable.
- Get written, itemized bids with materials and timelines.
- Use milestone payment schedules and secure lien waivers.
- Clarify who pulls permits and schedules inspections; obtain sign-offs for your records.
- Provide weekly status updates and a single point of contact.
- Capture before and after photos and collect warranties for completed work.
Your 30‑day pre-listing timeline
- Days 1–3: Consultation, walkthrough, CMA, scope and pricing strategy.
- Days 4–14: Contractor work, staging plan, and any permit applications.
- Days 15–18: Final clean and staging installation.
- Days 19–21: Professional photos, drone, video, and 3D tour capture.
- Day 22: Listing goes live on MLS and consumer portals via MLS feeds; email and social campaigns begin; broker preview and open house scheduling.
- Week 4 onward: Showings, open houses, and feedback-driven adjustments.
If the property needs more work or permits, we add 2–6 or more weeks and may use a coming-soon strategy while improvements wrap.
Premium media that moves buyers
Photography that highlights value
We commission professional still photography with careful composition and HDR for interior detail. A twilight exterior image often serves as the hero shot for brochures and the single-property website. We deliver high-resolution masters for print alongside optimized web sizes for the MLS.
Video that tells the story
Your package includes a 30–60 second teaser for social channels and a 2–3 minute walk-through that shows layout and flow. For Berthoud listings, we often add short neighborhood clips to feature parks, trails, and commute access to I‑25 and the Fort Collins–Loveland corridor. All video is captured in high quality, with versions optimized for web and social.
3D tours and floor plans
We add a Matterport-style 3D tour and clear 2D or 3D floor plans with labeled rooms and approximate square footage. These tools help out-of-area buyers and reduce unqualified showings. They also keep your listing competitive with relocation and investor interest across Northern Colorado.
Drone for context and views
Aerials can showcase lot orientation, nearby amenities, and mountain-view corridors. We work with FAA Part 107-certified operators and confirm any town or HOA guidelines for drone use. When appropriate, we include site-plan style shots and aerial approach clips that highlight the property’s setting.
Accessibility and accuracy
We add alt text to images and closed captions to videos when possible. Any virtual staging or edits are disclosed per MLS and federal advertising rules so buyers know exactly what they are seeing.
Narrative copy buyers can trust
We write listing copy that is clear, accurate, and focused on facts that matter.
- Headline: A short tag that highlights a primary feature, such as layout or views.
- Lead paragraph: A concise summary of the home, key features, and location context within Berthoud’s Larimer County side.
- Property highlights: Beds, baths, approximate square footage, lot size, key upgrades with dates, and system notes.
- Neighborhood context: Neutral references to nearby parks, trails, and commute options to Fort Collins, Loveland, and Denver.
- Callouts and disclosures: HOA details, permits, and where buyers can access the seller’s property disclosure. Homes built before 1978 include required lead-based paint disclosures and the EPA/HUD pamphlet.
- CTA: Clear steps to schedule a showing and contact information.
Accuracy matters. We align numbers with county records or contractor invoices and avoid unverifiable superlatives.
Distribution and syndication
Your listing launches on the local MLS for exposure to cooperating brokers. Through MLS feeds, it reaches major consumer portals for broad visibility. We then layer on brokerage-backed marketing through LIV Sotheby’s International Realty, which offers targeted luxury positioning, referral networks, and international exposure. We complement this with geo-targeted social advertising and email campaigns to engaged buyer and broker databases.
Sample asset bundle you receive
- Hero twilight exterior photo and a 20–30 image gallery
- 30–60 second teaser video and 2–3 minute walk-through
- Drone stills and aerial clips when appropriate
- 3D virtual tour link and embeddable viewer
- 2D or 3D floor plans in PDF
- Printable property flyer and a branded single-property website
- MLS-ready listing copy and broker remarks
- Neighborhood summary and neutral commute context
How we measure and adjust
You receive weekly reporting with MLS views, portal impressions, social ad clicks, showing counts, and broker feedback. We combine data with on-the-ground observations to adjust pricing, remarks, photos, and ad audiences if needed. You stay informed and in control while we handle execution.
Quick checklists for sellers
Pre-listing brief
- Confirm county and parcel details for Larimer County records
- Review HOA rules and any approval needs
- Assemble seller’s property disclosure and lead-based paint docs if applicable
- Secure contractor bids, timelines, and insurance proof
- Schedule media capture with staging and final clean in place
- Prepare marketing collateral and set a launch date
Contractor oversight
- License and insurance verified
- Written scope, permits, and timeline confirmed
- Milestone payments with lien waivers
- Photo documentation and warranties in your file
Media deliverables
- Hero image, interior gallery, and twilight
- 3D tour link and floor plan
- Teaser and full walk-through videos
- Drone assets when permitted
- Single-property site and print flyer
Ready to list in Berthoud?
If you want a premium, project-managed approach that showcases your home and reaches the right buyers, we are ready to help. Schedule a no-obligation listing consultation and we will tailor this plan to your address, goals, and timeline. Connect with Chelsey Franklin to get started or request your instant home valuation.
FAQs
What does a premium listing plan include in Berthoud, Larimer County?
- A full pre-list walkthrough, prioritized improvement plan, contractor oversight, premium media production, clear narrative copy, and MLS plus LIV Sotheby’s-backed syndication.
How long does prep usually take before we list?
- Many homes follow a 30-day plan from consult to live date, while renovation-heavy or permit-dependent properties can add 2–6 or more weeks.
Do I need permits for past or current work before selling?
- If prior improvements required permits, buyers and inspectors may ask for documentation, so confirming permit history and obtaining final sign-offs helps avoid delays.
Will virtual staging be disclosed in my listing?
- Yes, virtual staging is labeled per MLS rules, and we pair it with accurate photos so buyers understand what is digitally enhanced.
What disclosures are required for Colorado sellers?
- Sellers typically provide a written property disclosure, and homes built before 1978 require lead-based paint disclosures and the EPA/HUD pamphlet.
How do you handle drone photography near my neighborhood?
- We use FAA Part 107-certified operators, check local and HOA guidelines, and, when appropriate, notify neighbors before flights.
How will I know if the marketing is working after launch?
- You receive weekly reports with views, clicks, showings, and feedback, and we use that data to refine pricing, remarks, and ad targeting if needed.
