The Christopher Howard Team at Compass
Selling With
Direction.
A Strategic Guide to Selling in New York
Orientation
is not about speed.
It is about positioning.
The market rewards clarity. Not urgency. Every decision that follows — pricing, timing, negotiation — works best when it is grounded in a clear understanding of what is actually happening in the market.
That is the approach I take. And it consistently produces better outcomes — not because the process is more aggressive, but because it begins in the right place.
Christopher Howard
The full picture.
Every time.
Since 2005, I have focused on residential real estate in New York City. A large part of my work is not just understanding the market, but understanding the people moving through it.
Every sale carries a story — sometimes practical, sometimes emotional, often both. My role is to understand that full picture and translate it into a strategy that works in the real market.
Because execution matters. But orientation comes first.
What this means for you
Why this move is happening
The motivations behind the sale shape every decision that follows.
What matters most in the outcome
Speed, certainty, price — not all sellers want the same thing.
Where flexibility exists
And where it does not. Knowing the difference creates leverage.
Pricing Rewired
How the market
determines value.
Most sellers are told pricing is about finding the right number. It is not. The market does not respond to a number. It responds to positioning.
The Old Model
- Pick a number
- Hope the market agrees
- Reduce if needed
The Real Model
- Position strategically
- Enter the market
- Read buyer response
- Adjust with intent
The First 10–14 Days
This is when the market gives the clearest signal. We watch showings, second visits, questions, and buyer energy. Strong activity indicates alignment. Silence indicates misalignment.
Offers Are Not Just Price
They include timing, financing strength, contingencies, and certainty of closing. Our role is to identify the strongest overall position — not simply the highest number.
The Three-Number Strategy
Pricing is not
a single point.
It is a range.
Upper Boundary
Tests the ceiling without losing market credibility. This is the number that creates upside if conditions are right.
Market Alignment
Where buyers are most likely to engage. The center of gravity — the place where momentum builds.
Line of Control
Your line of comfort and control. Below this, no deal is the right deal. This number belongs to you.
We do not guess the price. We position, observe, and adjust with intention. The right price is not chosen — it is revealed through buyer behavior.
Marketing Plan
Structured.
Not improvised.
Phase 01 — Pre-Market
Property preparation, photography and staging, narrative development. We build the story before the market sees it.
Phase 02 — Private Exposure
Compass Private Exclusive (where appropriate) and targeted broker outreach. Controlled visibility before the public launch creates early momentum.
Phase 03 — Public Launch
MLS entry, online distribution, email campaigns. The full market sees a polished, positioned property — not a work in progress.
Phase 04 — Ongoing Exposure
Broker follow-up, buyer engagement, strategic adjustments. Each phase is designed to build momentum — not dilute it.
Marketing Examples
What execution
looks like.
Every listing receives a consistent standard of visual and written presentation — across photography, print one-sheets, direct mail, and digital channels.
Jamaica Estates · Queens
84-50 Avon Street
Christopher Howard
The Christopher Howard Team at Compass
Direct Mail Postcard · Avon St
Case Studies
Case Studies
Strategy only proves itself in execution. These are two examples of how positioning and real-time adjustment shaped the outcome.
Situation
Initial positioning did not generate expected activity.
The property launched at a price aligned with seller expectations. Within the first ten days, showing volume was lower than anticipated and second visits were absent. Rather than waiting, we treated the silence as data.
Adjustment
A strategic repositioning was made based on early market signals — not panic, not pressure. The adjustment was precise and communicated clearly to the seller before execution.
Increased engagement within days. Multiple offers received. Strong final outcome above the adjusted ask.
Situation
A well-positioned property attracted multiple offers in the first week.
Strong pre-market preparation and a deliberate launch strategy created early momentum. Multiple buyers engaged simultaneously — which creates both opportunity and risk if not managed carefully.
Approach
Rather than simply accepting the highest number, we evaluated each offer on timing, financing certainty, and contingency structure. The strongest overall position — not just the highest price — was identified and negotiated.
Clean contract. No contingency delays. Closed on time at a price that reflected full market value.
8 Questions Sellers Should Ask
Before you
hire anyone.
Price and commission are important considerations. But the difference between a successful sale and a stressful one starts with selecting an agent you can trust. These are the questions worth asking — of any broker, including me.
What is your marketing strategy? What steps will you take so I receive the maximum market exposure, hence the maximum price?
What is your valuation and pricing strategy for my property? How will you help me price it to get top dollar without scaring buyers away?
How will you protect me from the risks of a sale not closing with buyers who have a mortgage contingency in the contract?
How will you protect me from losing all buyers in a multiple-bid situation?
Is now the best time to place my property on the market? Why? If not, when — and why?
What is the difference in range and quality of services between you and a discount broker?
Why do you think you are the best person for this assignment?
Is there anything else I should be asking you?
The Process
New York is an
attorney state.
Lawyers are required to be part of real estate transactions. Clarity at each step reduces friction and keeps the process moving.
Step 01
Property preparation and launch
Step 02
Offer negotiation and accepted offer
Step 03
Due diligence period
Step 04
Contract signing with attorneys
Step 05
Board process for co-ops and condos
Step 06
Closing
christopher.howard@compass.com
truenorthhomesnyc.com
Compass