Coastal Carolina Sell-Out:
200+ Homes, Zero Brokers
How one Southeast development sold out quietly—through direct buyer delivery and frictionless execution
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Sales & Marketing: Handled In-House
Project: Undisclosed Coastal Condominium Development
Location: Carolina Forest, South Carolina
Residences: 200+ Townhomes
Timeline: Sold Out Ahead of Schedule - 112 days
Developer: Confidential Private Developer
The Premise
Just outside Myrtle Beach, tucked into a fast-growing coastal corridor, sat a quiet 200+ unit condominium development. It wasn’t a skyscraper or a sprawling masterplan. It wasn’t the subject of broker events or billboard campaigns.
It was priced right, designed well, and ready to move.
All it needed was a steady pipeline of the right buyers.
So rather than going to market the old way, the team took a different path
No MLS. No listing sites. No outside agents.
Just a controlled, high-conversion direct-to-buyer campaign built for results.
The Strategy
This wasn’t about generating buzz. It was about connecting the right people to the right homes—with clarity, control, and measurable returns.
- Buyers First, Not Buzzwords
Every aspect of the campaign—from ad creative to landing page copy—was built around real buyer intent. Messaging aligned with how actual homeowners search, decide, and move. - Targeting Built on Behavior
The media strategy focused on relocation patterns from Raleigh, Charlotte, Atlanta, and the Northeast. Audiences were filtered by both demographics and digital behavior, ensuring efficient delivery of every impression. - Creative That Resonated
Instead of shouting urgency, the visuals captured rhythm and lifestyle—sunlit kitchens, quiet porches, morning walks under pine trees. Every moment was crafted to draw in the right buyer emotionally, not just logistically
- Live Buyer Qualification
Each inquiry was reviewed by a dedicated team. Screened for purchase timeline, financial readiness, and property fit before being passed to the sales team. The result? No wasted calls. No misaligned conversations.
- Buyers First, Not Buzzwords
Results
- Setup: $30,00
- Total Investment:$245,800
- Ad Spend: $77,200
- Qualified Buyers: 693 × $200 = $138,600
Outputs
- Average Sale Price: ~$350,000
- Total Sales Volume: $71,050,000
- Buyer Agent Commissions Avoided (3%): $2,131,500
- Return on Setup Fee: 71x
- Return on Total Investment: 8.67x
“The quality of the buyers was what stood out. We weren’t chasing people—everyone who came through had already done their homework. We just focused on matching them to the right home.”
Carolina Forest Project
A Smarter Way to Sell Homes
This approach wasn’t designed to generate attention.
It was built to generate results.
No distractions.
No bloated costs.
No agents to split margins with.
Just a refined buyer acquisition model that allowed the development to sell out efficiently—without ever going public.
A Telosian Perspective
This isn’t a one-time outcome. It’s a repeatable system that combines media, messaging, and lead handling into a single aligned engine—one that delivers buyers directly and eliminates unnecessary friction.
Whether your project has 50 homes or 500, this is what a modern go-to-market strategy can look like when it's built around results—not tradition.