Tides do not wait. In Stonington, the water can look completely different just a few hours apart, and the right buyer may only be in town for one afternoon. If you want to capture premium attention and protect your timeline, you need a plan that is as time-sensitive as the shoreline itself. In this guide, you will see how a concierge, two-agent approach helps you prepare, present, and show your home at its best, even when tides and weather shift. Let’s dive in.
Two-agent coverage, real redundancy
Selling a waterfront home involves more moving parts than a typical listing. A two-agent model gives you immediate availability and skilled backup so you do not miss high-value showings. One agent leads pricing, strategy, and negotiation while the partner manages on-site coverage, last-minute requests, and rapid feedback.
This redundancy reduces cancellations from tide and weather conflicts. It also means both agents are trained on access points, dock routing, and safety. You get overlapping schedules, a shared calendar, and a clear protocol so momentum never stalls.
Waterfront staging that sells
Your views are the headline. We start by editing rooms to open sight lines and orienting seating to frame the water. Window treatments are adjusted to reduce glare and highlight the horizon. We remove visual noise, such as bulky furniture or decor that blocks the view.
Outside, we tidy docks, decks, and walkways, and secure life preservers and lines so paths feel safe and clean. We stage outdoor living zones with durable, coastal-rated furnishings and add soft lighting for evening ambience. If repairs are needed, we address loose railings or trip hazards well before photos.
Drone and twilight photography
Aerials tell the full story of setting, shoreline, and approach. We schedule a licensed operator who complies with FAA Part 107, confirms any local restrictions, and carries proper insurance. When night or twilight flights are requested, we verify the operator’s night-operation requirements in advance.
We plan a two-part shoot: daylight interior and aerials, then twilight exteriors during the “blue hour,” usually 20 to 30 minutes after sunset. This window captures warm house lighting against a still-visible sky, which is often the most compelling frame for waterfront homes. Deliverables include high-resolution photos, a video walkthrough, a 3D tour or floor plan, and edited assets sized for MLS and social channels.
Tide-smart scheduling and shoots
Water depth, shoreline exposure, and reflections can change dramatically with the tide. We use authoritative NOAA tide predictions to time photos and showings for your property’s strengths. If your dock reads best at high tide, we highlight that. If low tide reveals usable beach, we plan to capture it.
We also factor wind and light direction. Calm conditions and golden hour produce cleaner reflections and softer tones. To protect your launch date, we reserve a backup shoot day and, when needed, a secondary drone operator so weather does not set you back.
Permits, flood maps, and disclosures
Waterfront buyers are detail-driven. They ask about docks, bulkheads, flood history, and maintenance obligations. Early in the process we recommend you check FEMA’s Flood Map Service Center to identify your home’s flood zone and gather any insurance details you plan to share. For shoreline structures and major waterfront work, buyers often expect clarity on permits and riparian rights. The Connecticut Department of Energy and Environmental Protection provides coastal guidance and permitting resources at CT DEEP.
We keep listing language factual and neutral, and we encourage you to consult your attorney or municipal offices for definitive answers on permits, easements, or mooring rules. Clear documentation helps maintain confidence and shortens buyer diligence.
Targeted syndication and outreach
- MLS launch with complete photo sets, floor plans, and accurate water access descriptions
- Precise details that matter to boaters, such as dock type, access type, typical depth at mean high tide when known, and any association rules
- Coordinated social media campaigns featuring aerial and twilight clips
- Direct outreach to coastal brokers and qualified buyers across southeastern Connecticut and nearby Rhode Island and New York
- Broker previews and open houses with two-agent coverage, timed to a favorable tide when possible
We prefer to debut publicly with final imagery in place, rather than rushing a partial set. First impressions set your pricing power.
Showing operations and safety
We manage showings with a safety-first, tide-aware checklist. Before each visit, we confirm the tide and short-term wind forecast, remove loose items from walkways, and post temporary notes where footing or gates need attention. If boat access is part of the plan, we coordinate slips or pick-up logistics and leave extra time for transfers.
We use high-security lockboxes or accompanied showings based on property needs. Redundant keys, multiple access points when needed, and two agents cleared to show reduce the odds of missed opportunities. If a storm or tide blocks in-person visits, we pivot to live video tours or a pre-recorded walkthrough to keep interested buyers engaged.
Your prep timeline and checklist
Use this as a working guide. We coordinate the steps and keep you updated.
3 to 4 weeks before listing
- Walkthrough to identify staging and repairs
- Safety check for docks, railings, and exterior paths
- Review FEMA flood maps and gather flood insurance history if available
- Note any shoreline permits or recent work; consult your attorney or municipal offices as needed
- Book stager and contractors if repairs are required
7 to 14 days before listing
- Schedule photographer and drone operator for a primary and backup day tied to favorable tides
- Sign photo and drone consent forms; confirm vendor insurance
- Finalize two-agent calendar, showing protocol, and access plan
Photo shoot day(s)
- Staging complete, interiors cleaned, exterior and dock cleared
- Daylight interiors and aerials first, twilight exteriors at blue hour
- Capture video and 3D tour or floor plan
Public launch day
- MLS syndication and social rollout with full photo sets
- Two-agent broker preview or open house timed to a good tide
- Targeted outreach to coastal buyers and brokers
Ongoing showings
- Weekday and evening/weekend coverage split between agents
- Rapid showing feedback and tide-aware rescheduling when needed
What you can expect from us
- Clear strategy and pricing guidance, with a timeline that fits the season and your goals
- Design-forward staging to emphasize sight lines and outdoor living
- FAA-compliant drone and professional twilight photography scheduled around tide and weather
- Fact-based listing copy with flood map and coastal permit awareness
- Targeted outreach and two-agent availability so you capture the right buyers at the right moments
If you are ready to sell, we are ready to choreograph the details. Our goal is simple: flawless presentation, no missed windows, and a smooth path to closing.
Ready to talk through your Stonington waterfront sale? Request a complimentary home consultation with Jonathan Shockley.
FAQs
How does a two-agent model reduce missed showings?
- You get overlapping coverage, a shared calendar, and two people trained on access, tides, and safety, so last-minute requests are easier to accommodate and rescheduling is faster.
When should we schedule showings around the tide?
- It depends on your strengths; use NOAA tide predictions to time deeper-water moments or reveal beach at low tide, then set appointments within those windows.
Do we need permits or documents for docks and seawalls?
- Buyers expect clarity on shoreline structures and permissions; consult your attorney and review resources at CT DEEP for coastal permits and at FEMA’s Flood Map Service Center for flood zones.
Can we do drone photos at twilight safely and legally?
- Yes, if the operator meets the night-operation requirements under FAA Part 107 and carries proper insurance; we verify this before scheduling.
What details matter most to boating buyers in the listing?
- Accurate access type, typical depth at mean high tide when known, any mooring or association rules, and clear notes on recent shoreline work or permits help buyers assess fit quickly.
