Thinking about selling your Troon home but want a polished, low-stress path to a top result? You are not alone. Luxury golf properties in 85262 attract discerning buyers, and the process can feel complex with HOA rules, prep work, and elevated marketing expectations. In this guide, I walk you through my concierge listing process for Troon and Troon North so you know exactly what will happen, when, and why it matters. Let’s dive in.
Who this is for
If you own a home in Troon or Troon North within 85262, this process is built for you. It is tailored to golf-community and luxury desert properties where views, outdoor living, and presentation drive value. You want clarity, hands-on support, and a strong market strategy from listing through closing.
Timeline at a glance
- Pre-listing strategy: 1–2 weeks
- Assessment and improvement plan: About 1 week
- Vendor coordination and work: 2–6 weeks, scope dependent
- Listing media and assets: 1–2 weeks
- Marketing launch and showings: Launch week
- Offers to closing: 2–8+ weeks, contract dependent
Timelines flex based on property condition, HOA approvals, and your goals. I also offer a light, fast-track option that focuses on staging, cleaning, and photography when speed to market is the priority.
Step 1: Pre-listing strategy
We start with a detailed conversation about your goals, ideal timing, price expectations, and any non-negotiables. I verify key details early, including title history, liens, tax status, and any recorded easements common to golf-adjacent lots. I request HOA documents and CC&Rs so we understand architectural, landscape, and exterior rules. Then I prepare a comparative market analysis focused on 85262 and the specific Troon micro-neighborhoods to shape an initial pricing and launch strategy.
Step 2: Assessment and improvement plan
Next, I complete a property walkthrough to identify high-impact updates and staging. We prioritize safety and structural items, then mechanical systems, curb appeal, and interior cosmetic improvements. You receive a written plan that outlines recommended work, estimated vendor costs, and expected return-on-investment so you can make informed choices. For Troon homes, we pay special attention to roofs, HVAC, pools, and desert-friendly landscaping that photographs beautifully.
Step 3: Vendor coordination and project management
I handle scheduling, bids, and oversight for trusted local pros. This can include painters, flooring specialists, pool technicians, landscapers who understand xeriscape, electricians for solar details, pest control, and white-glove cleaning. If exterior work or landscape changes require HOA approval, I coordinate the submission and timing. For any permitted work, I track the City of Scottsdale requirements and documentation so your file is complete before we launch.
Step 4: Professional listing assets
Your property media should be best-in-class. I produce high-resolution photography, including twilight images to showcase outdoor rooms, lighting, and mountain or fairway views. Where appropriate, I arrange aerial drone photos and video, following FAA and HOA rules. I add a Matterport 3D tour and detailed floor plans to help out-of-state buyers tour with confidence. You also get premium print pieces and a digital feature list that highlights upgrades and lifestyle benefits.
Step 5: Marketing launch and showings
We list your home in the regional MLS with a polished description and full media package, then syndicate across major channels. I run targeted outreach to luxury buyer agents, relocation contacts, and golf-community networks. Private showings are coordinated to your schedule. I manage turn-key showing readiness, including lights, temperature, and quick touch-ups, so each visit delivers a strong first impression.
Step 6: Offers to closing
When offers arrive, I present a clear comparison of price and terms so you can choose the best path forward. I coordinate inspections, appraisal, and any agreed repairs with our vendors. We handle HOA resale certificates and transfer details, set up your closing timeline, and guide utility and HOA account changes. Before keys transfer, I arrange the final walkthrough and ensure a smooth handoff. You receive a post-close wrap-up so everything is documented.
Troon-specific considerations
- HOA and architectural review: Many Troon communities have CC&Rs and design guidelines that affect exterior paint, landscape, lighting, and solar. We gather documents early to avoid delays.
- Golf-course adjacency: If your lot backs to fairways or maintenance corridors, we confirm recorded easements and setbacks that can affect buyer perceptions and value.
- Water and xeriscape: Desert landscaping often wins with buyers when it is tidy and thoughtfully designed. We can explore turf removal history, irrigation updates, or rebates you have received and disclose them accurately.
- Solar systems: If you have solar, we verify ownership or lease terms, warranties, inverter details, and transfer requirements. This helps buyers and lenders evaluate the system with confidence.
- Disclosures and inspections: Arizona’s seller disclosure practices apply. I commonly coordinate pre-listing inspections for roof, HVAC, pool, and termite to reduce renegotiations later.
Pricing and negotiation strategy
Troon pricing is hyper-local. We narrow comps to Troon and Troon North, then adjust for views, golf proximity, lot size, outdoor living spaces, and renovation level. In luxury segments where inventory runs lower and comps can be thin, I analyze off-market and expired listings to understand buyer appetite. We decide whether to price to drive competition or to hold for a specific, qualified buyer profile. Pre-listing inspections, transparent repair documentation, and flexible closing windows can strengthen your negotiating position.
Staging and photography tips
- Emphasize outdoor living: Stage patios, shade structures, and pool areas to show how the home lives day to night.
- Frame the views: Arrange furniture to highlight mountain, golf, or city-light sightlines and open patio access.
- Edit personal decor: Keep design warm and neutral so buyers focus on space and finishes.
- Tune the landscape: Clean rock beds, prune mature desert plants, refresh gravel, and ensure irrigation is functioning.
- Book twilight media: Twilight photos and clips showcase lighting, water features, and architectural lines.
What I handle vs. your role
What I handle:
- Strategy, pricing guidance, and timelines
- Vendor bids, scheduling, and oversight
- HOA document collection and approvals
- Media production and marketing launch
- Showings management and weekly reporting
- Offer analysis, negotiation, and closing coordination
What you handle:
- Approvals to proceed on recommended prep
- Disclosures and property access
- Decisions on pricing, offers, and repairs with my counsel
Your next steps
- Schedule a planning call so I can learn your goals and timeline.
- Gather HOA documents and any permits or warranties you have on file.
- Approve a pre-listing inspection plan so we can surface and solve issues before buyers do.
When you are ready, I will build a concierge plan tailored to your property, your timing, and the Troon buyer profile.
If you are considering a sale in 85262, I would be honored to manage the process and deliver a polished result. Reach out to Christina Rathbun to get started and request your valuation.
FAQs
How long to list a Troon home with concierge?
- Most homes are market-ready in 2–8+ weeks based on prep scope, HOA approvals, and your timeline. Light concierge can fast-track to about 1–2 weeks.
What does concierge service typically cost?
- Costs depend on scope. High-impact items like landscape tune-ups, fresh paint, deep cleaning, and premium media usually deliver strong returns in luxury segments.
Are drone photos required for Troon listings?
- Drone is highly recommended for golf and view lots, subject to FAA rules and HOA or municipal restrictions. We obtain permissions and follow all guidelines.
What disclosures apply to 85262 sellers?
- You will complete Arizona-standard seller disclosures and provide HOA resale documents. We also disclose known easements and any material issues from inspections.
How are HOA transfer fees and assessments handled?
- We confirm current fees, pending assessments, and resale certificate timing with the association. Some fees are seller-paid and are addressed during closing coordination.
What inspections should I do before listing?
- I typically arrange roof, HVAC, pool, and termite inspections pre-listing. Early discovery reduces surprises and supports stronger negotiation.
