Shanna,

There is a market for a home like that.  You need to find it and promote to it.  It may be international.  I understand that the location cannot be disclosed, it is common in Southern California especially with celebs and titans of industries.  Each market has a group of luxury agents that are tight knit and close mouthed and can share with their circles this type of property.  A

LuxuryPortfolio.com is a site which markets over 25,000 of the world’s most remarkable homes annually and attracts over 1.2 million high-net-worth visitors a year. By presenting a gallery of the finest luxury properties and brokerage worldwide, the Luxury Portfolio brand is recognized throughout the world as the luxury standard of excellence.

This home already has survellience as well.  Find out the top luxury agents in your area and host a broker's open where they must clear security.

Speak with Wealth Managers of funds, estate planners, attorneys who handle revocable trusts.

Simply they have to remove the artwork for the sale. You can not sell what a buyer does not know is for sale. 

I suspect you're over-thinking this situation. The difference in a $10 million homes is they are typically overbuilt and decorated to suit the particular and unusual needs of the owner, and the likelihood is a second owner will gut the place and start over. Much of it is garish by normal standards but precious and sympatico to the owners. You can protect privacy while offering empathy and compliments, and keep your own feelings to yourself. Somebody will come along and buy it.

Unless all that art work and decor is going to sell with the house, they need to get it packed up. Having it gone might make your job easier - a potential buyer would be able to see where their own treasures could hang/sit. 

You've taken on a tough job. How many people want to live in a cathedral?

Shanna for our luxury properties we do require pre-qualification, or the equivalent. Showing a $5+ million dollar property is not something we offer unless the buyer is "real". Lookey Loos usually don't request those showings and we don't hold public open houses on those listings.

Shanna,

I am not sure that our pool of agents would have the right people for it.  The feeder market here is not AZ.  I know that AZ has some great luxury agents working homes that are priced highter than $10M.  Those are the people to reach out to as they are savvy when it comes to that.  A 

Our MLS allows an address to be suppressed.   I've done it for sellers who are very private people.  

Creative photography...it's amazing what a professional can do.    Video might not be possible unless the seller is willing to store their decor, but aerial video may work?      

Despite their wealth, it sounds like this seller is like most sellers - their decor is too personalized.   Boiled down, it's essentially a de-cluttering job that will simultaneously reduce the risk of theft and get the seller better prepared to move.    You weren't hired to selling their collection...

Like  KAREN SANCHEZ  said, marketing can be done on line, "near the lovely town of X."    Eileen Burns gave you a great on line venue too!

If you don't have  an exclusive club of luxury agents in your area yet, you can start one by calling the multi million dollar buyer's agents  by looking at closed sales on the MLS.    Congrats on the listing - Please let us know how you sell it!

Just being a 10M dollar home you have a limited market.   Your job of course is to find that market.  Art lovers?  Rich Catholics?  Or perhaps the location will be enough that someone with money will buy the home and remodel it.  What makes it a 10m home?  If no one wants it it is not a 10m home.

Hi Shanna Day Mega Team Leader (AZ & UT)  You have a couple challenges

  Specific decor can be a challange in any price range.....check out how one Realtor over came a decorating challange.https://youtu.be/lRz-VEZnlfM    It helped buyers picture what  they could do rather than what she did.

Next, the location challange, in my area you would have to get an IT geek to over ride the system to not post the location.    So that issue out of the way I would be more general.   IE Outside the Town of Apple Valley, CA is a private Castle awaiting a new land baron. So in other words a general idea about  what city this would be near would seem resonable.  So some people will want to live in Vail and some in Mailbu and some in New York City.  I think they will need a hint about where it is.

Only give area, features, and price.  All showings will be to "pre-qualified" buyers by appointment only.  This is not a drop by or open house candidate.  It is an exclusive residence.  Serious buyers will understand the requirements.

Way to go team Shanna on a great listing!  You post it and do not disclose location until you have proof of fund or pre-approval.   This is not that unusual in this kind of a listing.  Glad to see another Shanna out there!

The realtors here that do the high end listings (i.e. $2.5 MM and above), do professional videos  for their listings and often aerial shots, esp if they are on the water.

Can't really enter into the MLS with no address, or even wrong address might be unethical. You could list on the other 100's of sites with a city name and a PO BOX to contact you with photographs and video that do not show the artwork. 

Have you spoken with seller about how this hampers/slows the process? It might take a year to market a house as a secret location pocket listing.

Is the only reason why they don't want to disclose the location a fear the artwork would be stolen? If that is sole reason they should pack and crate all valuables and store in an art warehouse that can insure it properly.

If there are other reasons - privacey, desire to be off the grid, fear of being bothered by snoopy neighbors these could be addressed in other ways.

Is having a sign that useful for the location?

Create flyers with the details of the permanent fixtures ( take photos by removing the art then take images)

After removing the art have a professional 3-D video completed

Can they increase security to make them more comforatable with showing

Now that is what I love to do....

Hello Shanna;

I would make a landing page for the property... (and maybe instead of the address say something like; "Amazingly Unique Home for sale is xyz city or County" ) and email to agents that sell & have buyers in that price range.

You can also ask the seller to email/share the landing page with their SOI...if "money goes where money lies" then more than likely the seller is already connected to someone that can buy the property.

Most importantly- reach out to neighbors with "Just Listed" post cards.. they may also know people that can purchase the home as well.

I would echo the sentiment the artwork needs to be packed up.  I would offer a referral of both an art appraiser and estate organizer (or one in the same) but step out of the way to accomodate that activity.  If the art is left on the walls, you need the protection to ensure the seller has appropriate insurance to cover the theft or damage of this artwork while you are showing the house in case he has something nefarious up his sleeve or there is a theft.  You will then need verification on the value of the art.  Otherwise, this seller needs a burglar alarm system that is de-activated upon showing and hopefully a fully functioning surveillance system.  Good luck.

You can either step up or step down with your magnificent, yet heavenly home and only $10m. For an exclusive preview, please call me at 123-456-7890 between 10am - 12 noon. Before you meet the buyer, run a personal investigation report to determine his level of affluence and determine his time line to purchase the property if he likes it.

While we might all desire the opportunity to list a property which offers a year's pay for the commission, I would probably have to pass just because of the fact that I might have to ask the question you did on how to market it.  If I didn't know where to promote it properly, I shouldn't negatively impact the sellers

Take the very pricey artwork off the walls -- and store it.  Put up something else that is nice, suitable but worthless!  LOL  Take photo AFTER the pricey things are in secure storage.  They're not selling the artwork, so why even bother to feature it in the photos?  And for a $10M listing, you'd think the listing agent would be savvy enough about this to figure it out for themselves.

Been there and done that..

People who buy seven figure properties or 5 million plus will make it there own.

I have seen clients tear out a million dollar kitchen because it was not of there liking.

I have a current client working on an 8,000 sq ft. home and he is the only occupant. I ask for proof of funds, 350 mil. okay what ever you like sir.

I've seen homes in our MLS decorated like the Taj Mahal or castle in Brunei. You can state the requirements for viewing.  Anyone in the market for a $10mil home more than likely can pay cash. they don't mess with payments. You could still put the location down (how is anyone going to know the location) so they can drive by and decide if they want to see the inside. It would definitely be a listing by appointment. A good photograher can take photos of the grounds and still keep it unrecognizable.

Check your mls for properties that sold for  5 nillion +. Are the buyers agents listed? If so, Contact those agents( listing and buyer agents), and let them know what you have. They might offer some ideas....

You may want to consider virtual staging...to show others the possibilities.

also, I might look at zillow...so that you can see other high end listings across the country for ideas.  I know we have many that are $5 million and above and a bunch that are $10 million and higher.  I think there is one on the market for $16 million.  And, we did a bit of work for a place that sold for $75 million.  See what those guys did to get it sold.  Maybe call the agents for advice.

It certainly sounds like you have a challenge ahead of you, Shanna.  Maybe a rich bishop or cardinal may have an interest!

Roy Kelley - great idea!   I will work on networking with the top Catholic Hierarchy.  Who would you suggest for top Luxury Realtors too? 

You must disclose the address if the owner wants to sell this property. You will have to work on your marketing to specifically target your market. Check the news reports for Catholics who have made major contributions. You may need to seek the advice of your local Catholic Bishop.

Networking is one of the keys to your success.

You may think I am joking but honestly, the only way you have even a remote chance of selling this home is via a miracle. You must approach it as such because without a location or glimpse of its structure and interior the marketing can only be shouted from the mountaintop. Seriously, start a personalized campaign which focuses on the Board of Directoors for the YMCA of the USA.  

Photos and probably video along with great description can  get you inquiries, especially if you can list the area/neighborhood. Then require pre-qualification before showings.