Why Hire Rick Janson?
An honest read on what Rick brings to a luxury listing - posture, preparation, and the difference a JD/MBA approach makes once a contract is in play.
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Marketing Program
How Rick Sells
The complete listing program behind every Rick Janson representation - from staging counsel and creative day, to international distribution, to the weekly seller debrief.
Letter to a Prospective Seller
Hi -
Interviewing agents is a stressful exercise. Most listing presentations are forty slides about the agent. This page exists so you can do the opposite - sit with the actual program, the actual tools, and the actual posture, then call when you have a clear question.
Below is the entire program Rick runs on every listing - how the home is prepared and photographed, how it is marketed locally and internationally, and how communication is handled while it is on the market. Everything is named and shown.
When you are ready to walk through your situation - timing, price posture, condition, who buys this kind of house - text or call directly at 303-589-2320.
- Rick Janson, JD/MBA Realtor®
The Program in Five Films
The Marketing Program, on Video
The first set of films walks through the full listing presentation - what Rick brings to a listing meeting, the marketing toolkit, and the kind of results the program produces. The two playlists below collect the longer-form videos for sellers and buyers.
The Listing Presentation - and What Comes After
Most agents present and disappear. This is the full picture of what happens between signing the listing and the keys changing hands.
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The Kind of Results the Program Produces
Closed examples across price tiers and markets, with the marketing approach used in each and what it produced for the seller.
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Does Anyone Else Say That?
Past sellers, in their own words, describing the experience of working through the program from listing meeting to closing.
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How to Pick a Realtor®
A short, candid framework for evaluating any luxury Realtor® in any market - questions to ask, answers to verify, and red flags to watch.
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The Ultimate Seller Playlist
The full library of seller-side videos - listing prep, pricing posture, marketing, negotiation, and what happens between contract and closing.
Open PlaylistYouTube Playlist
The Ultimate Buyer Playlist
The full library of buyer-side videos - search discipline, comparable analysis, financing posture, inspections, and how to write the right offer.
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Seller Documents
The full luxury program is also available as PDF documents you can read on your own. The first details every line of the marketing investment Rick makes on each listing. The second is the staging counsel he sends sellers ahead of creative day.
Luxury Marketing Program Update
The full marketing investment Rick makes on every listing, line by line - photography, video, print, syndication, broker events, and direct outreach. Same document Rick walks through in person at the listing meeting.
Download PDF
Staging Counsel - Preparing for Creative Day
The pre-list playbook Rick sends sellers ahead of photography and video day - declutter and styling counsel, lighting and surface preparation, and the small adjustments that materially change how the home photographs.
Download PDF
New This Year
What's New in the Program
Marketing tools change quickly. Below is what Rick has added to the standard listing program in the last twelve months - included by default, no extra cost to the seller.
New
Indoor Drone Tours
Compact indoor drones now navigate hallways, stairwells, and the full vertical reach of a great room - giving online buyers a continuous, cinematic walk-through that flat photography cannot match. Particularly effective on properties where volume, view, and flow are part of the value.
Watch VideoNote: the example tour references "eXp Luxury" - the brokerage Rick was aligned with when that home sold. As of June 2025, Rick is with Compass.
New
Enhanced 3D Renderings
Matterport 3D scans of every level let qualified out-of-state and international buyers walk the home themselves before requesting a private showing. The dollhouse and floorplan views also help local buyers verify scale and adjacency before they bring an offer.
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New
Enhanced Architectural Floorplans
Every listing receives a measured, architecturally clean floorplan - not the rough sketches MLS systems generate. Buyers, designers, and lenders all get the same clear reference, which shortens the time between first showing and a written offer.
View Floorplan
New
Touch-up and Repairs - Done For You, Pay Later
A vetted local crew handles the small list of pre-list touch-ups - paint, caulk, fixtures, minor carpentry - on Rick's account. The cost is settled at closing, so sellers do not carry the expense or have to coordinate vendors before the property goes to market.
New
Virtual Staging in 2D and 3D
For vacant rooms, vacant lots with proposed builds, or rooms a buyer would clearly use differently, virtual staging shows both furnished interiors and reimagined floorplans without the cost or scheduling of a full physical install. Used judiciously - never as a substitute for honest condition disclosure.
New
Enhanced Professional Photography
Photography on every listing is shot by a professional with dedicated luxury experience and edited to magazine standards - twilight exteriors, dusk-to-night composites, and careful interior light balance. The photo set is the single most viewed asset for the entire marketing campaign.
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New
HD Google Earth and 4K Drone Video
Aerial 4K drone footage and Google-Earth-style approach sequences place the property in its setting - block, neighborhood, view corridor, mountain framing. Particularly important for view-driven properties, large-lot communities, and Foothills inventory.
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New
Retargeting and Enhanced Single-Property Websites
Each listing receives a dedicated property website at its own domain, optimized for sharing and easy to remember. Visitors who do not convert on first visit are then retargeted on Facebook and Instagram with property-specific creative - so the home stays in front of the right audience without requiring repeat manual searches.
View ExampleNew
Branded Directional Arrows
Open-house signage in luxury price ranges has been generic for decades. Rick uses branded directional arrows that read as part of the listing, not as anonymous yard signs - which signals quality before a buyer has seen the door.
New
360 Degree Virtual Videos
360-degree video lets a buyer pan around inside any room, from any angle, on a phone or VR headset. Especially useful for showing volume in great rooms, primary suites, and view-facing spaces.
Watch VideoNote: references to "72Sold" and "eXp" in the example are from a prior brokerage. As of June 2025, Rick is with Compass.
New
Buy Before You Sell
For sellers buying their next home in parallel with selling the current one, Rick uses a structured Buy Before You Sell program that lets them write non-contingent offers and move once - rather than chaining two transactions. Particularly useful in tight inventory and for executives on a relocation timeline.
View FileAlways Fresh
The Research Behind Every Listing
Every listing gets a current research file - not a recycled deck. Three documents are refreshed before each market push.
Property Research
A discrete read on the subject property - lot, vintage, condition, and any prior MLS history. Used to position price posture and pre-empt the buyer's diligence.
Neighborhood Research
A current pull of closed comparables, active inventory, working medians, days on market, and pending activity in the immediate area. Used to anchor list price.
Listing Information Book
A printed and digital book sellers receive at signing - timeline, marketing schedule, vendor list, communication cadence, and the full set of public materials prepared for the listing.
Tried and True
Personal Promotion and Networking
Tools and technology matter, but a luxury listing still moves through a network of people. The personal-promotion side of the program runs on four channels Rick maintains continuously, every week of the year.
Promote to Our Office
Every new listing is presented inside the Compass Denver office at the weekly meeting - to the agents most likely to have a buyer in price, posture, and area.
Promote to Local Real Estate Agents
Beyond Compass, Rick maintains a curated list of luxury-focused agents across DMAR brokerages who actively work the same price tiers. Every listing is sent directly to that list with the marketing kit attached.
Promote to the Local Association of Realtors®
Listings are walked through DMAR luxury committee channels so the broader Denver Realtor® community knows when something significant comes to market - particularly important for properties best previewed quietly first.
Market to Our Personal Database
The personal client and past-client database receives every new listing in a clean direct-mail and email format. This is often where the right buyer sits already - the client of a client, the friend who has been circling the neighborhood, the relocating executive whose name has been on a list.
Luxury Tier
Luxury-Specific Marketing
For listings in the upper price tiers, the standard program is layered with luxury-specific tools - print, broker events, and an international distribution network.
Luxury
Six-Page Magazine-Quality Brochures
Every luxury listing receives a six-page magazine-quality brochure - photography, floorplan, neighborhood positioning, and the architectural story of the property - printed and distributed by hand at every showing and broker event.
View ExampleLuxury
International Marketing for Luxury Homes
Luxury inventory is distributed through Compass's international syndication network - James Edition, Mansion Global, the WSJ luxury network, Juwai for Asia, and curated international brokerage partners - so qualified out-of-country buyers see the property in their own language and currency.
Luxury
Broker Open Houses
For listings where the buyer is more likely to come through another agent than directly, Rick hosts a curated broker open with luxury-specialist invitees only. Quality of attendees is more important than quantity - this is where strong showings and strong offers usually originate.
Luxury
Video, the Little Extra
For the right home, Rick produces a short narrative video - not a slow zoom on photography, but a real story about the property and how it lives. Used selectively, on the listings where the additional production materially helps the marketing.
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Luxury
Extra Distribution
Beyond the standard MLS, Compass, and luxury syndication, every listing is pushed through additional curated channels - James Edition print, Wall Street Journal Mansion Global digital, and select international and concierge networks.
View Distribution SheetInstitute for Luxury Home Marketing
Million Dollar Guild®
The Million Dollar Guild® is the Institute for Luxury Home Marketing's recognition of agents who have closed multiple seven-figure transactions and completed the Institute's full luxury training. What it means in practice for a Rick Janson seller:
- Specialized training in marketing strategies for million-dollar-plus inventory
- Documented closed performance in the same price tiers your home will list in
- Membership in a small minority of agents nationally with the Institute's Guild credential
- Direct, repeated experience with high-net-worth buyers and sellers, in-state and out-of-state
- Access to the Institute's exclusive marketing toolbox - international syndication partners, print placements, and luxury-only data feeds
While You're On The Market
Communication Never Gets Old
Sellers receive a structured weekly debrief, on Mondays, covering showings, agent feedback, online activity, comparable activity, and any recommended adjustments to price, presentation, or posture. The debrief is the same format every week so sellers can read it in two minutes - the longer detail is always available on request.
Working Example
Share With Me Your Latest Work
The most current example of the full program in market is on display at Urban Denver Luxury - a recent representation handled end-to-end with the program above. Use it as a working preview of how the marketing reads from the buyer's side.
View Latest Listing
A Common Question
What If I Don't Have a $2 Million Home?
The program above is the same program Rick runs on a $400,000 condo, a $1.4 million townhome, and a $4 million estate. Price tier changes the tactical mix - print depth, broker event scale, international syndication - but the underlying discipline, photography, and weekly seller debrief are constant.
Watch VideoDesignations and Recognition
Credentials Behind the Program
The marketing program above is anchored in formal credentials and published recognitions, current as of May 5, 2026.
JD/MBA Realtor®
Million Dollar Guild®
Institute Luxury Specialist
Compass Brokerage
DMAR Member, Realtor®
Emmy® Nominated Series Host
Next Step
Walk the Program for Your Home
Schedule a private consultation to walk through the full program for your specific home. Conversations are confidential, and there is no charge for the meeting.
Sources and Methodology
Award counts, top-1% standings, and luxury Guild membership reflect the most recent published designations as of the date below. Marketing tool inclusions reflect the current standard luxury listing program for Compass listings represented by Rick Janson; specific deliverables per listing are confirmed at the listing meeting.
- Institute for Luxury Home Marketing - Million Dollar Guild® designation
- Denver Metro Association of Realtors® (DMAR) - Market Trends and Luxury Reports
- Compass - international syndication and listing platform partners
Last updated: . The marketing program described here applies to active representations; specific deliverables for any individual listing are confirmed at the listing meeting and documented in the seller's Listing Information Book.