Isleworth buyer representation — 18 days and $420K under comp
Isleworth Country Club · Buyer Representation · 2024
The Result
$420K under comp · 18 days start-to-close · 1 off-market home
Recent comp
$4.62M
Closed price
$4.20M
Savings vs. comp
$420K
Days to close
18
The Challenge
What we walked into.
The buyer was an NYC family relocating on a tight corporate timeline — 60 days from first call to close. They wanted inside the Isleworth ICC gates, with a guest house or staff quarters, and needed a home where their kids could walk to the tennis facility. Public MLS inside Isleworth was thin, and the two homes that matched their criteria were both priced above the most recent comp.
On top of the real estate piece, they needed to be sponsored for ICC membership, which takes 60-90 days on a normal track and can't run in parallel with a home search unless the seller's on the sponsorship committee.
Our Strategy
What we did differently.
- 01
Pre-tour VIP access via MaxLife Realty's approved-realtor status inside the ICC gates — we got them through 7 homes in 48 hours during a Wednesday-Thursday trip.
- 02
Paper-ready buyer package: proof of funds, pre-approved jumbo commitment, attorney on standby, and a relocation letter from their company explaining the timeline.
- 03
Identified one off-market home via a Ryan-network seller relationship we'd kept warm for 18 months — the seller was planning to list in spring but willing to sell privately if the deal was clean.
- 04
Negotiated the off-market price down $420K below recent comp using an all-cash, 14-day-close, no-contingency offer structure.
- 05
Ran the ICC membership sponsorship in parallel with the purchase — the seller agreed to sponsor on closing, which compressed a 90-day side-process into a single event.
Execution
How it went down.
Wednesday: landed, toured 4 homes. Thursday: toured 3 more plus the off-market. The off-market home was the one. Friday: offer written and accepted verbally. Monday: contract signed. Following Friday: inspection (done for information only, not contingency). 18 days later: closed. The buyer was in the home for their kids' first day of school in Orlando.
Results
What the seller / buyer actually took home.
Closed at $4.2M on a home that had appraised at $4.5M and comped at $4.62M based on a nearly identical home down the street that closed 90 days earlier. The buyer walked into roughly $420K of day-one equity, plus a home that never hit the open market — avoiding any bidding-war risk. The ICC sponsorship closed same-day as the purchase, so they were full members before they took occupancy.
We had 60 days. Ryan put us in a home in 18, inside the gate we wanted, for $420K less than comps. He did something no other agent on our shortlist even suggested was possible.
Buyer · Isleworth · 2024
Ryan's Reflection
Ryan Solberg
Broker · MaxLife Realty · BK3354351
Your transaction
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