Help fund the proof.
Secure the opportunity.
Decide with evidence.
Sellers Reserve Southern California: a private sales platform for exceptional real estate, representing select properties from $3 million across Orange County, Los Angeles and San Diego.
Not an auction. A repeatable property sales system.
One business, three interconnected capabilities. Each makes the other two more valuable.
Auction
Creates a defined sales event and a competitive environment.
Marketing
Creates the attention and buyer pool that make the event work.
Training
Creates the agents, listings and distribution that scale it.
Without marketing, an auction is simply an event.
Without the method, marketing creates attention but no urgency.
Without training, there is no network to list and deliver it.
Significant homes sit, age and reduce.
At the top of the market, an open-ended listing drifts. Every month costs the owner carrying costs, momentum and negotiating power, and invites the price cut that signals weakness.
Attention. Urgency. Competition.
Marketing creates attention. The defined sale creates urgency. Competition discovers price.
“I don’t like the stigma of auctions.”
Neither do we.
The problem is not auction. It is how auction has been positioned. At the low end it means foreclosure. At the high end it already means fine art, collector cars, jewelry and watches. We place real estate firmly in the second category.
- Distressed
- Cheap
- Forced sale
- Last resort
- ✓ Curated
- ✓ Luxury
- ✓ Competitive
- ✓ High visibility
- ✓ Defined timeframe
- ✓ Professional representation
- ✓ Seller-controlled reserve
Sotheby’s Concierge Auctions sells multimillion-dollar homes through curated auctions, including 2026 sales of roughly $3.0M, $3.6M, $4.1M, $9.6M and $12.4M. Its January 2026 New York event reported every offered property sold and more than $265 million in aggregate bidding.
Company-reported figures, cited as evidence the category exists, not as a forecast for Sellers Reserve.
Auction isn’t the brand. Competition is the strategy.
Select properties from $3 million.
Sellers Reserve represents a curated portfolio of significant Southern California properties, generally valued from $3 million, using intensive marketing, competitive buyer engagement and a defined sales process designed to create urgency and price discovery.
Who we represent defines how we are seen. Stigma attaches to distressed, low-value property. By working only at $3M+, every Sellers Reserve sale is associated with exceptional homes, never with foreclosure.
It places us in the prestige category. At this level, competitive sale already means Sotheby's, fine art and collector cars. Buyers and sellers read it as exclusivity, not desperation.
The seller stays in control. A confidential, seller-set reserve means the home is never sold below its minimum. That removes the 'forced sale' fear entirely.
We are selective. Not every $3M home should go to a competitive sale. We decline properties where the method doesn't fit, which protects outcomes and the brand.
Agents become the distribution channel.
Sellers Reserve trains and accredits agents. They stay client-facing, win the listings and introduce us. We supply the method, the marketing, the sale and the support. A distributed sales network, without hundreds of salaried salespeople.
The luxury market already exists.
Across Los Angeles, Orange and San Diego Counties, 1,628 residential properties sold above $3 million in Q2 2026 alone. We don't need to create this market, only capture a small share of it with a better method of sale.
Annualized from 1,628 sales in just three months (Q2 2026).
| Market share | Sales / year | Min. volume* | Revenue @ 1.5% |
|---|---|---|---|
| 1% | ~65 | ~$195M | ~$2.93M |
| 2% | ~130 | ~$390M | ~$5.85M |
| 5% | ~326 | ~$978M | ~$14.67M |
*Using $3M per sale purely as a conservative floor. The actual average of the $3M+ group is necessarily higher.
Sellers Reserve doesn't need mass-market adoption. Just 1% is roughly 65 sales a year.
Source: Sotheby's International Realty quarterly market reports (MLS-derived, single-family homes and condos), Q2 2026 vs Q2 2025. Annual figures are an annualized run rate, not a trailing 12-month count.
Your capital buys evidence, and the right to own 20%.
It launches Sellers Reserve Southern California, our first division, as one pooled fund across Orange County, Los Angeles and San Diego: auction execution, property and brand marketing, and agent recruitment, accreditation and training. You get monthly reports against six proof points, and an exclusive option to own a significant share of the business those results build.
Seller acceptance
Can we consistently secure qualifying $3M+ properties?
Agent adoption
Can we recruit and train agents to introduce the method?
Buyer engagement
Can intensive campaigns generate qualified buyer participation?
Auction performance
Can the process convert listings into competitive sales?
Unit economics
Does revenue per sale clearly exceed acquisition and campaign cost?
Repeatability
Can it be reproduced across OC, LA and SD?
A 12-Month Proof of Concept Facility.
Not a bridge loan. Not rescue capital. A secured facility with a defined purpose.
The right, not the obligation, to own 20%.
In consideration of the facility, you receive an exclusive Equity Option to acquire newly issued equity representing 20% of Sellers Reserve, on an agreed fully diluted basis, for an additional investment of $3,000,000. The $550,000 loan is repaid separately and is not credited against the exercise price.
12-month loan, personal guaranty, defined use of funds.
Build OC, LA and SD. Win listings, run campaigns, hold sales, train agents, generate revenue.
Exercise the option, with nine months of evidence in front of you.
Of a business with far more operating proof than exists today.
Don’t invest $3 million in the vision today. Help fund the proof.
Bill, I’m not asking you to believe everything I believe about Sellers Reserve today. I’m asking for time to prove the core business.
Your capital is a 12-month loan, backed by my personal guaranty. We use it to prove three things: that we can attract high-value listings, create buyer competition through exceptional marketing and sale execution, and build a trained network of agents who can scale the method.
Nine months in, you’ll have something you don’t have today: evidence. That is when you decide whether to invest $3 million for 20%. Either way, we repay the $550,000 by month 12.
If I’m right, you secured your position early. If I’m wrong, you haven’t invested $3 million to find out.
Sellers Reserve is moving into a concentrated Southern California proof phase. This capital does not decide whether we proceed; it decides how quickly and aggressively. I am offering this structure to you first, before pursuing other capital, and will hold it open until Saturday, 3 October 2026. If there is genuine interest, we move straight to a short-form term sheet and instruct counsel to prepare the definitive documents.
Indicative, non-binding summary for discussion only. No obligation arises until definitive agreements are executed. Pre- or post-issuance measurement, fully diluted capitalization, option pool treatment, governance and information rights, and the effect of any interim financing will be defined by counsel. Each party should obtain independent legal and tax advice.