Call Me: (805) 868-6126
An Elevated Real Estate Experience
Serving Northern Santa Barbara & San Luis Obispo Counties
Using High Touch Systems to support your goals
“Excellence is never an accident. It is always the result of high intention, sincere effort, and intelligent execution.” — Aristotle
For Sellers
My goal as the community’s market leader is to provide our neighbors with immaculate service. With my years of combined work, digital marketing strategies, online platforms, and hearts that care more about serving than selling, you’ll always have our full integrity and confidentiality at your side.
I AM A DIGITAL MARKETING EXPERTS
I take our fiduciary duty to represent My seller clients seriously. Working with me gives you the confidence in knowing you’re securing the best outcome for your situation and ticking all the right boxes along the way.
I HELP MY CLIENTS MAKE SMART FINANCIAL DECISIONS
What Makes Me Different
Digital marketing Strategies & Pricing Psycholgy
I create massive demand for your home using digital marketing strategies & pricing psychology. As an expert digital marketers, I specialize in exposing your home to the masses through targeted and effective digital marketing strategies. With deep expertise in SEO, PPC, social media, email marketing, and content creation, I generate highly qualified traffic to your property listing, resulting in more activity and quicker home sales
Professional Photography and Styling:
Every client receives professional photography services and a home edit to help you maximize your home’s selling potential. Homes with professional images receive more online views and higher offerings. But, rather than placing the burden on you to manage, we make this a standard practice and service for our clients so their home is marketed in its best light. I go through your home, room by room, with suggestions for how to optimize your space to appeal to today’s buyers.
Client Experience:
A responsive agent that puts you first! Client experience goes a long way in this business. Just because we’re talking about inspection reports and mortgage rates doesn’t mean we can’t have a little fun while we’re at it!
EPIC REPORT
The EPIC Report is the analysis I build before any listing of mine goes live. Four parts. Three prices. It looks forward.
Build My EPIC ReportHere is how most agents arrive at your price.
They pull the homes near you that sold in the last few months. They adjust for square footage and bedrooms. They hand you a number.
That is a CMA. It is not wrong, exactly. It is backward. Every one of those sales was negotiated weeks or months ago, under conditions that may not exist anymore.
Your house does not have to sell in the market that already happened. It has to sell in the one that is coming.
EPIC. Four parts.
Strategic positioning using market data, pricing rationale, and buyer psychology to maximize your listing's equity position.
Compelling visual content strategy with emotional hooks and positioning statements that resonate with target buyers.
Digital marketing across Facebook, Instagram, YouTube and Google.
Complete launch strategy with pre-buzz marketing, calendar planning, and offer management for maximum leverage.
E is for Equity
Start with the number that matters most. Not the sale price. What you walk away with.
A higher sale price does not always mean a higher net. Spend thirty thousand preparing a house to gain twenty and you went backward while the headline number went up. So before anything else we look at current market value, estimated proceeds, selling costs, preparation costs, and what is left.
Four things a CMA does not study
Absorption rate
How fast homes like yours are being taken off the market right now. This is the difference between a price that sells and a price that sits.
Local buyer behavior
Who is shopping in your town, at your price, this month. Not county averages. Your town.
Micro-market trends
Santa Maria does not behave like Nipomo. Orcutt does not behave like Lompoc. I have closed in Santa Maria, Orcutt, Lompoc, Nipomo, Casmalia and New Cuyama. Those are six different markets.
Buyer psychology
How your price reads to somebody scrolling at eleven at night. Where you land in a search, how you show against the competition, and what that does to how a buyer reads your number before they read anything else.
Three prices, not one.
This is the part sellers tell me they have never seen before.
You do not get one number and a request to trust me. You get three, and you get what each one does to your timeline and your outcome.
Event Price
This price is intentionally positioned slightly below the home's expected market value to create immediate attention, urgency, and strong buyer competition.
Alignment Price
This price closely matches the home's current market value based on recent comparable sales, active competition, condition, and buyer demand.
Stretch Price
This price positions the home slightly above its supported market value to test whether a highly motivated buyer will pay a premium.
Why the first two weeks decide everything
Your listing is never more valuable than it is in the first two weeks.
That is when the buyers who have been watching your area finally see something new. That is when the showings cluster. That is when your listing appears at the top of a saved search instead of buried on page four.
Price above what the market will support and you spend that window proving it. Then come the reductions. A home with price cuts in its history reads to buyers as a home with a problem, whether or not it has one.
You do not get those two weeks back.
I have watched this happen to sellers who chose the agent that promised the biggest number. Six months later they took less than honest pricing would have gotten them on day one.
P is for Presentation
Buyers decide emotionally and justify it afterward. The work here is making sure they are attached before they ever reach your front door.
That means professional photography and video, not phone photos on the fly. It means a listing written to show what makes your home specific instead of the same canned copy on every listing in the county. It means the first frame a buyer sees is the one that earns the second.
And this is where the second license changes the conversation.
I am a licensed general contractor as well as a REALTOR. CSLB #283343. When I walk your house before we list, I am doing two jobs at once. As your agent I am thinking about what buyers at your price point respond to. As a contractor I am looking at what the work costs, what a buyer's inspector is going to write up, and which repairs will come back as a credit request during escrow whether you fix them now or not.
Then I tell you three things.
What has to be done.
Usually the items that fail an inspection or scare a buyer. Often cheaper than you would think.
What is worth doing.
Where the math works. If $6,000 of paint returns $20,000, that is a conversation worth having, and I will show you the numbers rather than a hunch.
What to skip.
This is the big one, and it is the part no agent without a construction background can tell you with any confidence.
One more time, because it matters. None of this replaces your inspections. Get the home inspection. Get the pest report. I recommend both on every single transaction.
My eye is not a substitute for a professional report and I would never ask you to treat it as one. It means you walk into that inspection already knowing what to expect.
I is for Impact
Most agents mean one thing when they say they market on social media. They mean they will post your house to the people who already follow them.
That is not marketing. That is an announcement.
Real digital marketing reaches the people who are not already connected to me. Paid placement, targeted to buyers showing behavior that says they are moving, across the platforms where they look.
Compare that to a sign in the yard and a post to an existing following.
You get a written report every week showing what ran, what it did, and what changes because of it. Not silence for three months.
C is for Campaign
Most agents put a home in the MLS and wait. The work starts before launch day.
Pre-launch outreach so buyers and agents know your home is coming. A calendar built backward from the date we go live, so photography, preparation and marketing all land in the right order. And an offer process that does not stop at the highest number.
On offers, one thing most sellers never think about. You do not just accept an offer. You accept the entire team attached to it. The buyer's agent, their lender, their transaction coordinator. Every one of them has to do their job on time for your sale to close on time.
So when offers come in I call the buyer's agent. I call their lender. I verify funds and review the strength of the financing before you sit down to review anything. Sometimes the highest offer carries the least certainty, and a number that falls apart in week five is not the best offer. It is the most expensive delay.
"Lisa Bognuda is the go-to realtor for selling homes. She is very attentive and knowledgeable. My home was priced right due to her accurate research."
That is the whole job in one sentence.
Ask any agent this one question.
Before you sign with anyone, including me, ask them to show you how they got their number.
Not the number. The reasoning behind it.
If they can walk you through it, you have a real answer. If they change the subject or tell you the market will decide, you have a different kind of answer.
That question costs you nothing and it will tell you more than any listing presentation.
What it is and what it is not
The EPIC Report is a broker price opinion. It is not an appraisal and it is not a substitute for one.
Comparable data is compiled from public record and listing sources and verified against the MLS before I present anything to you.
I tell you that plainly because a pricing analysis that overstates what it is does you no favors. You need to know exactly what you are holding.
Want to see what yours looks like?
I will build the EPIC Report for your home. Three prices, the reasoning behind each one, and a straight answer about condition.
No pressure and no obligation.
Build My EPIC Report
Lisa Bognuda | (805) 868-6126 | Move805.com
eXp Realty of California, Inc. | DRE #02019640 | CSLB #283343
Step Two
PREPARE + SHOW YOUR HOME
We’ll price your home right based on the current state of the market and what comparable properties are actually selling for in your area. You’ll also get the counsel you need to make any necessary repairs, replacements, or related changes for the ideal first impression (like light or professional staging!). Once it’s ready, we’ll launch your listing and custom marketing strategy to bring the most qualified buyers to your doorstep
Step Three
REVIEW OFFERS + NEGOTIATE
Prepare for the offers to roll in! You’ll be advised on each one so you can have full confidence in your decision. We’ll collaborate to decide the parameters and skillfully negotiate on your behalf to meet your objectives.
Step Four
GO UNDER CONTRACT
You’ve accepted an offer! Next, I’ll coordinate an appraisal and inspections with the buyer’s agent (if required). If the buyer requires certain repairs, I’ll continue negotiating on your behalf and recommend vendors to stay on track to close. And before the day arrives, we’ll meet to review documents and discuss any final steps!
Step Five
CHEERS TO CLOSING THE DEAL
You made it! It’s time to sign those final documents, hand over the keys, and toast to this investment milestone as you step into the next chapter of your life. We mean it when we say we’re here to support + celebrate you – through every move!.
GET YOUR SELLER'S GUIDE
For a closer look
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work with you
Plan of Action
Know Why You are Selling
Before you set a price, get clear on your reason. Your motivation determines your strategy. If you need a fast closing due to relocation, timing, or financial changes, then certainty and speed may matter more than pushing for every last dollar.
A clean offer with a strong buyer and a quick timeline can often be more valuable than a higher offer filled with contingencies and delays.
If maximizing profit is your priority and you have flexibility, your approach will be different. Pricing, marketing exposure, and negotiation strategy will all be designed to create competition.
You should also know your bottom line before offers arrive. When you understand your limits and your must-haves, you make decisions from strength instead of emotion. Clarity creates leverage.
When your goals are clear and your strategy aligns with them, you position yourself to win on your terms.
Finding the Right Agent
Not all agents operate at the same level.
The right agent should be deeply connected within the real estate industry and fully immersed in your local market. They should provide clear data on recent sales, current competition, pricing strategy, and a detailed marketing plan. Ask for strong references and proof of performance.
Beyond experience, character matters. You want an agent who is honest, strategic, assertive when negotiating, and fully aligned with your goals. The best agents do not simply list homes. They position them to win.
Local expertise is essential. A local agent understands neighborhood trends, buyer behavior, pricing psychology, and what is truly driving demand in your area. That insight directly impacts your final outcome.
Choose someone who knows the market, knows how to negotiate, and knows how to represent you from a position of strength.
Considering Offers
When you review an offer, remember this. Your goal is not just the best price. Your goal is the best overall deal for you.
Price matters, but terms can make or break your net proceeds, your timeline, and your stress level. A slightly higher offer with heavy contingencies, repair demands, or a slow lender can cost you time and money. A cleaner offer at a similar price often puts you in a stronger position.
Terms that can work in your favor
A strong offer may include:
* The buyer paying most or all closing costs
* The buyer accepting the property as is or handling repairs
* A quick close with a fully underwritten buyer who is ready to perform
* A cash offer with fewer moving parts
* Strong financing and favorable conditions that reduce risk of delays
The key is to evaluate the whole package. Take the time you need to compare terms, confirm the buyer’s strength, and choose the offer that best fits your priorities. The best offer is the one that closes smoothly on your terms.
For Sale By Owner – A Good Idea?
For Sale By Owner, or FSBO, means selling your home without hiring an agent, usually to avoid paying commission.
While saving 5 to 6 percent sounds appealing, selling a home involves far more than putting up a sign. Pricing correctly, marketing effectively, negotiating terms, managing inspections, handling contracts, and navigating legal disclosures can quickly become overwhelming.
Many FSBO homes ultimately sell for less than agent-listed properties, and some never close at all. Saving commission does not help if you leave money on the table or face costly delays.
Professional agents provide broader exposure through the MLS, attract qualified buyers, and bring negotiation experience that protects your bottom line.
Before choosing FSBO, ask yourself if you have the time, expertise, and resources to manage the entire process successfully. For most sellers, professional representation delivers stronger results and greater peace of mind.
Setting the Price
Price is the first thing buyers notice, and it sets the tone for everything that follows.
If you price too high, you risk losing serious buyers before they ever walk through the door. Overpricing can cause your home to sit, which often leads to price reductions and weaker negotiating power. The right price positions your home to attract attention and create momentum.
Your pricing decision should be based on data, not emotion.
A professional agent will prepare a Comparative Market Analysis, or CMA, which evaluates:
* Recent sales in your area within the past six months
* List prices versus actual selling prices
* Current competing inventory
* Features and condition of comparable homes
The market determines value, not what you need or hope to get. When your home is priced strategically from the start, you increase the likelihood of strong offers and a smoother sale.
Getting the Highest Price in the Shortest Time
To achieve the highest price in the shortest time, you need strategy, not luck.
It starts with pricing. The market determines value. When your home is priced correctly from day one, you attract serious buyers and create competition. Overpricing limits showings. Strategic pricing generates momentum and multiple offers.
Next is presentation. Buyers make emotional decisions backed by financial logic. A home that is clean, updated, and move-in ready creates urgency. Address visible defects, refresh paint where needed, and consider smart cosmetic upgrades. Condition directly impacts perceived value.
Negotiation also plays a critical role. Price is only one part of the equation. Flexible terms, strong buyer qualification, and clear communication can strengthen your position and protect your bottom line.
Finally, exposure drives demand. Your home should be visible everywhere buyers are looking. Professional MLS placement, strong online presence, high-quality marketing, and local visibility all work together to attract the right audience.
When pricing, presentation, negotiation, and exposure align, you create leverage. And leverage is what drives stronger offers and faster results.
Learn what your
home is worth
Lisa Bognuda Realtor | Exp Realty of CA.
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PHONE: 805-868-6126
EMAIL: [email protected]
Serving: N. Santa Barbara County
& San Luis Obispo County
Location: 1501 Highway 1 Suite F,
Santa Maria CA 93455