Thinking about listing your North Hills home but not sure where to start? You want a launch that feels polished, attracts qualified buyers fast, and protects your time. This checklist gives you a clear, 90 to 180 day plan to prepare, stage, and capture premium media so your property shines from the first click. You’ll know what to do, when to do it, and how to avoid last‑minute stress. Let’s dive in.

Why a media-first launch matters in North Hills

North Hills buyers expect high-end finishes, smooth indoor-outdoor living, and a turnkey feel. Most will first see your home online, so your photos and video set the tone for showings and offer strength. A media-first plan ensures you complete updates in the right order and capture photography and video when your home is in peak condition. That sequence is how luxury listings stand out in 27609.

Your 90 to 180 day game plan

Use this phased plan to stay on track and keep the media window clear of in-progress work.

Phase 1: Planning and inspections

• Order a pre-listing home inspection. Add roof, HVAC, energy, and termite checks if needed.
• Review HOA or condo rules on modifications, signage, photography, and showing windows.
• Confirm City of Raleigh and Wake County permit needs before scheduling any structural or mechanical work.

Phase 2: Major repairs or renovations

• Address structural, roofing, mechanical, or significant kitchen/bath projects first.
• Only start what you can finish well before the media window.
• Build in buffer time for permits or specialty trades.

Phase 3: Mid-level cosmetic updates

• Refinish or replace worn flooring; refresh interior paint in warm, neutral tones.
• Update cabinet hardware and fixtures; handle grout and caulk touch-ups.
• Improve landscaping with seasonal plantings, irrigation fixes, and fresh mulch.

Phase 4: Final cosmetic and staging prep

• Schedule a deep clean after all construction dust is gone.
• Install staging or styling to show scale and flow.
• Wash windows inside and out for brighter photos.

Phase 5: Media production window

• Book professional photos, drone, walkthrough video, twilight images, 3D tour, and floor plans.
• Target a week when landscaping is at its best. In Raleigh, spring, early summer, or fall often look strongest.
• Reserve alternate dates in case of weather.

Phase 6: Final cleaning and styling

• Add fresh linens and flowers; remove tags, cords, and small clutter.
• Align light bulbs to the same warm color temperature and turn on all lights.
• Confirm shot list priorities with your media team.

Phase 7: Listing launch and showings

• Finalize lockbox or agent-accompanied access and showing instructions.
• Set pre-qualification protocols, especially for private showings.
• Publish with complete media, then track feedback and adjust quickly.

Vendor sequence that saves time

Follow this order to avoid rework and protect your media window:

1. Inspector(s)
2. Licensed contractor and structural trades
3. HVAC, plumbing, electrical
4. Roofing and insulation
5. Flooring and paint contractors
6. Landscaper and irrigation
7. Staging company or interior stylist
8. Photographer, videographer, drone, and 3D tour provider
9. Cleaning and final styling
10. Locksmith or smart lock/security, if needed

Pro tip: Finish dust-producing work 7 to 14 days before staging and photos. Book media early and hold backup dates.

Photo and video that sell the story

Your goal is to show scale, light, and lifestyle. The right deliverables make that possible.

When to schedule media

• Plan photos 3 to 10 days after staging and a deep clean.
• Choose months when landscaping looks lush. Early morning, late afternoon, or twilight can be ideal.
• Twilight images add drama for luxury homes; book a team experienced with Raleigh light conditions.

Recommended media package

• Professional still photos: at least 20 to 30 high-resolution images.
• Aerial photos and short aerial video for lot, roof, and amenity context.
• Twilight hero shots of the exterior and outdoor living spaces.
• Walkthrough video: a 60 to 120 second cinematic highlight, plus an optional guided tour.
• Matterport or 3D tour and accurate floor plans for remote buyers.
• A dedicated property web page to host assets and tell the story.

Brief your photographer

• Provide a must-have shot list, output sizes for MLS, social, and print.
• Confirm the drone operator’s FAA Part 107 license and vendor insurance.
• For twilight, request bracketed exposures and blended edits.
• Ask for floor plan measurements and verification if available.

Shot list priorities

• Hero exterior, plus aerial hero
• Twilight exterior with landscape lighting
• Foyer and main living with fireplace
• Kitchen wides and details, dining and formal areas
• Primary suite and bath, shown to scale
• Outdoor living: patio, kitchen, pool, fire pit
• Specialty rooms: office, theater, gym, wine room
• Neighborhood context, storage, and garage
• Full 3D capture and schematic floor plan

Cosmetic updates that photograph well

Small, targeted updates can boost perceived value and camera appeal.

High-impact refreshes

• Deep clean and professional window washing for instant brightness.
• Paint in warm, neutral tones and maintain consistent sheen and trim.
• Refinish wood floors or replace worn carpet; keep flooring continuous where feasible.
• Upgrade lighting and use warm LED bulbs on dimmers for consistency in photos.
• Kitchen refresh: hardware swap, grout cleaning, counters resealed, minimal styled accessories.
• Bathroom refresh: faucets and lighting, regrout, new hardware, hotel-quality towels.
• Closet staging in the primary suite to signal luxury storage.
• Curb appeal: mulch, edged lawn, trimmed hedges, pressure-washed hardscape, front door refresh.
• Organized garage and storage to showcase usable space.

Specialty upgrades to plan early

• Outdoor hardscape, built-in grill, or pool lighting.
• Kitchen or bath remodels if timeline and budget allow.
• Smart-home and security features that show well during tours.

Cost guidance

• Professional photography: several hundred to low thousands for a luxury shoot.
• Staging: partial to full staging varies, with higher monthly rental fees for luxury.
• Cosmetic refreshes: typically low 4 to 5 figures depending on scope.
• Larger renovations: mid to high 5 figures or more. Only pursue if you can finish before the media window.

Styling tips for camera

• Remove personal photos and minimize small decor.
• Use high-quality linens and a cohesive color palette.
• Keep counters and tables mostly clear, with one or two styled vignettes.
• Emphasize scale by leaving negative space and using layered lighting.

Showing readiness and security

Set clear rules that protect privacy while keeping access smooth for qualified buyers.

Access and appointments

• Use appointment-only viewings with buyer agent confirmation.
• For higher security, request proof of funds or pre-approval before private showings.
• Decide on agent-accompanied showings versus vetted lockbox access.

Pre-show checklist

• Set thermostats to a comfortable temperature.
• Turn on all lights, open shades, and angle blinds to bring in light.
• Hide cords and turn off TVs and screens.
• Remove pet items and secure pets off-site.
• Clear counters, tidy sinks, and close toilet lids.
• Secure valuables and prescription medications.
• Provide parking and access instructions, especially in condo or limited-parking areas.

Security and privacy

• Remove sensitive documents and expensive jewelry from the property.
• Consider protective covers or temporary storage for high-value art.
• Limit personal details in public materials and route inquiries through your agent.
• Use temporary smart-lock codes and change them after open houses or team showings.

Open houses and private marketing

• Broker opens and invitation-only events can be effective for luxury listings.
• Build a vetted preview list of top local agents to drive qualified traffic.
• Capture feedback after each showing to address lighting, scent, temperature, or staging adjustments.

Your North Hills timeline at a glance

• 90 to 180 days out
  • Pre-listing inspection(s); HOA and permit checks
  • Set budget and scope of improvements
  • Book key contractors if needed
• 60 to 90 days out
  • Complete major renovations and permitted work
  • Landscaping and irrigation fixes
  • System repairs or roof work, if required
• 30 to 60 days out
  • Flooring, paint, and lighting upgrades
  • Reserve staging and schedule install window
  • Book photographer and videographer; review portfolios
• 7 to 14 days out
  • Install staging; deep clean afterward
  • Finish touch-ups and punch list items
  • Finalize showing rules and access plan
• 1 to 7 days out
  • Full media shoot: photos, drone, twilight, 3D, floor plan
  • Final styling with fresh linens and flowers
  • Confirm listing details and marketing assets
• Day of launch
  • Publish with complete media package
  • Share the property site or brochure with buyer agents
  • Track showings and capture feedback fast

Work with a media-forward listing partner

A strong North Hills launch pairs premium production with targeted distribution. With cinematic tours, branded property hubs, and social reach built for luxury buyers, you can lead with presentation and convert attention into offers. If you want a clear plan, proven media-first execution, and white-glove guidance from prep to closing, connect with Eric Mikus.

FAQs

What should I prioritize before listing in North Hills?

• Complete inspections and any major repairs first, then handle cosmetic refreshes so the home is ready for staging and premium media.

When is the best time to photograph my 27609 home?

• Aim for spring, early summer, or fall when landscaping looks its best, and schedule twilight images to elevate the listing’s hero shots.

Do I need permits for pre-listing updates in Raleigh?

• Cosmetic paint often does not require a permit, but structural, mechanical, and major exterior work typically will, so verify with city and county offices early.

How many photos and videos should a luxury listing include?

• Plan for 20 to 30 high-resolution images, aerials, a 60 to 120 second highlight video, twilight shots, a 3D tour, and floor plans.

Should I allow open houses for a luxury property?

• Invitation-only broker opens and private events are often more effective than public open houses, but choose based on your comfort and home type.

How do I handle showings securely?

• Use appointment-only access, consider proof of funds for private tours, secure valuables, and update temporary lock codes after events.