A Builder Partnership For Excellence
A dedicated representation program pairing the global reach of Sotheby’s International Realty with a team built to sell homes the way builders build them.
Scottsdale · Paradise Valley · Arizona
The Builder Initiative is a dedicated program for luxury home builders across the Valley — pairing the global reach of Sotheby’s International Realty with a team that represents your homes the way you built them.
Most agents list a spec home, photograph it, and wait. What they rarely do is take the time to understand the builder — the design philosophy, the specification, the craftsmanship decisions that separate your homes from everything else at this price point. That distinction is where we see the opportunity.
Full Sotheby’s International Realty representation, marketing, and transaction management — at a rate unmatched in the luxury new-construction market.
A designer, antique dealer, and former video presenter for Sotheby’s International Realty, Mark combines a refined aesthetic eye with deep marketing expertise. He leads creative direction across the Builder Initiative, working with each builder to identify the design decisions that distinguish their homes and translating them into marketing that buyers at this level respond to.
Shawna brings meticulous precision and genuine care to every transaction. Her deep knowledge of the Scottsdale and Paradise Valley luxury markets makes her the operational backbone of the team — overseeing every builder relationship from listing agreement through closing, showings, buyer qualification, and the reporting builders rely on to plan their pipeline.
Colt specializes in residential, luxury, and investment property across Scottsdale, Paradise Valley, and the East Valley. A background in home design, staging, and real estate investing gives him a sharp eye for value and presentation — he walks projects while they are still framed, advising on the finish decisions that affect resale.
Every home enrolled in the Builder Initiative receives the following as standard — all of it at a 1.5% maximum listing commission. This is not a reduced service at a reduced rate; it is the full weight of Sotheby’s International Realty, structured for builders. Each item is committed to in writing at the point of listing, so you know precisely what is being done on your behalf and when.
A full staging consultation with Ashley Stevens Designs, one of Arizona’s leading luxury specialists. Staged homes at this level consistently close faster and higher, and we cover the consultation as part of the program.
At least every weekend from listing to close, with agents fully educated on every detail of the home’s construction and specification — not a sign in the yard and an unfamiliar face at the door.
A curated event at the property within the first week — generating agent engagement and qualified buyer introductions from day one, while the listing still carries the momentum of being new.
Cinematic video, drone footage, and art-directed photography worthy of Architectural Digest. Every asset is yours to reuse in your own marketing, in perpetuity.
We promote your brand alongside each listing — on YouTube, across social media, and within our private buyer network, so recognition compounds from one project to the next.
Before a home enters the public market, we activate qualified buyers and Sotheby’s referral agents to generate competing interest early — often producing an offer before day one.
Your listing reaches 42 million annual visitors on sothebysrealty.com, plus targeted campaigns across California, New York, Illinois, and Texas — the four states sending the most buyers to the Valley.
Structured weekly reports covering showings, digital reach, buyer feedback, and live comparables. You will never have to ask how a listing is performing, and we are always directly accessible.
With our lending and title partners, buyers are pre-qualified before viewings and deals close on schedule — protecting the date you have planned your next start around.
Ongoing intelligence on the $6M+ luxury market — competition, comparables, buyer sentiment, and pricing strategy grounded in live data rather than instinct.
A luxury spec home sitting on the market isn’t a neutral wait — it’s an active drain on carrying costs, construction loan interest, and the capital you need for your next lot. Days on market aren’t just a marketing metric. They’re a line item.
Our approach is built around compressing time-to-offer, not just maximizing eventual price. Pre-launch buyer activation, targeted digital campaigns reaching pre-qualified buyers before a home is publicly listed, and a broker network primed before day one all exist for the same reason: the fastest path to a qualified offer protects your margin more than any single negotiating tactic after the fact.
Interest accrues on the full drawn balance regardless of whether the home is occupied, shown, or sitting idle — and at this price point, a single quarter of carry is a meaningful share of projected margin.
Taxes, insurance, utilities, landscape maintenance, and pool service continue month after month. A home has to stay showing-ready for as long as it takes, and that upkeep is never recovered at closing.
The largest cost rarely appears on a balance sheet: equity tied up in a finished home is equity unavailable for the next acquisition. Slow sales don’t just erode one project’s return — they slow the whole pipeline.
Full consultation and installation with Ashley Stevens Designs, covered entirely by us — one carrying cost removed from the moment a home is finished.
In 2025, Sotheby’s International Realty achieved $182.4 billion in global sales volume — tripling the U.S. market growth rate and marking its second-strongest year on record. Your homes are backed by an ecosystem of qualified buyers, elite agents, and global resources that cannot be replicated at the local level.
The Russ Lyon Sotheby’s marketing team handles every facet of promotion — photography coordination, virtual tour production, print advertising in luxury publications, digital campaign management, PR outreach, and event production for broker and client occasions.
Mark Thomas produced and presented luxury home video for Sotheby’s International Realty before moving to sales. Our channel — 7,000+ subscribers and 330 published home tours — gives immediate distribution to a warm, active audience of Arizona buyers and out-of-state relocators.
Paid campaigns reach pre-qualified buyers across California, New York, Illinois, and Texas, alongside editorial partnerships that place your homes in front of verified luxury buyers worldwide.
Source: Sotheby’s International Realty 2025 Brand Performance Report
Builders at the $6M+ level cannot afford transactions that falter close to closing. We eliminate that risk through an established ecosystem of specialists — title and escrow, lending, and staging — each engaged long before a home reaches the market.
Backed by Fidelity National Financial — ranked No. 313 on the 2025 Fortune 500 and the highest-placed title insurer on the list, with approximately $1.7 billion in claims reserves. Charissa McCarron leads the relationship, with competitive builder programs on title insurance and escrow, and dedicated support for public report submissions to the Arizona Department of Real Estate. Fidelity also puts more eyes on your product — Capture & Connect photo shoots with Realtors, luxury home tours and broker opens, grand-opening events, neighbourhood tour campaigns, targeted luxury-agent lists, and eight sales executives working their relationships.
Led by Jill Sheldon, a nationally ranked originator recognised by Scotsman Guide in both its Top Originators and Top Women Originators rankings, with 25 years of origination experience in complex, high-value purchases. Extensive private-client work with affluent buyers whose finances are rarely straightforward — complex income, significant assets, business ownership, investment holdings — supported by conventional, jumbo, proprietary, and customised portfolio lending structured around each buyer’s position. One accountable team stays directly involved from first consultation through funding.
One of Arizona’s leading luxury staging specialists, and a consultation and full installation on every home we list — covered entirely by us, at no cost to the builder. Her rooms read as though the home were always furnished this way — proportion, palette, and light handled with a designer’s eye rather than pulled from a rental inventory, and specified to the architecture in front of her rather than to a formula. Staging at this level consistently shortens the path to a qualified offer, and removes one carrying cost from the moment a home is finished rather than adding another.
We will walk the site, introduce every partner on this page, and put a marketing and pricing plan in front of you before the drywall goes up.
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