Confidential listing proposal · Prepared for the sellers
622 Ponte Villas North
The Icon of Baltimore · Pier Homes at Harborview · Baltimore, MD 21230
Lee Tessier & Paul Johnsen · Lee Tessier Team, eXp Realty · October 2026
Executive summary
A local team, a market price, a targeted search.
The last campaign had none of the three. It asked $5,999,000 for roughly 18 months and drew a single showing before the auction purchaser defaulted. We would market the home from Baltimore, not from a distance.
- 01
Price to sell, not to test.
A recommended list range of $3,950,000 to $4,250,000, against the prior $5,999,000 ask and the $3,240,000 July 2024 auction bid.
- 02
Present a waterfront estate.
Lead with the end-of-pier position, about 300 degrees of water views, and 9,069 square feet. Handle the ownership history factually and once.
- 03
Reach the narrow buyer pool directly.
Executives, physicians, pro athletes, and DC-corridor buyers, through agent networks, private outreach, and Pier Homes owners.
The property
The end-of-pier residence.
- Community
- Pier Homes at Harborview, guard-gated, Federal Hill
- Living area
- 9,069 sq ft across five levels
- Water frontage
- About 300 degrees, end of pier
- Parking
- 4-car garage
- Year built
- 2006
- Features
- Private elevator, sauna, 9-seat theater, 2 fireplaces, verandas, rooftop terrace
History
Stated once, factually.
- Jan 2026
Court finds auction purchaser in default
Clears the way for a resale
- 2025
Listed at $5,999,000
About 18 months on market; one showing reported
- Jul 2024
Foreclosure auction at $3,240,000
Purchaser never settled
- 2017
Sold at $5,650,000
Pre-distress high
- 2006
Built
Two five-story residences, later combined
The cost of waiting
Every quarter on market has a price.
The prior auction purchaser reported carrying costs of up to $30,000 per month. A price reduction that comes three months late costs about $90,000 before a buyer ever walks in.
$30K
Reported carrying cost, per month
$90K
Cost of a three-month delay
Price opinion
$3,950,000 to $4,250,000.
About $430 to $470 per square foot at list. No true comparable exists in Baltimore City, so the value is bracketed by this home's own sales and the Pier Homes market. Preliminary, subject to an interior walkthrough and a full Bright MLS closed-sales review.
$3,240,000
Distressed floor
2024 auction, cash, as-is · $357/sq ft
$3.95M to $4.25M
Recommended list
End of pier, scale, views, elevator
$5,650,000
Pre-distress ceiling
2017 sale, nine years ago · $623/sq ft
| Scenario | Price | Timeline |
|---|---|---|
| Recommended list price | $3,950,000 to $4,250,000 | 60 to 120 days to contract |
| Most likely sale price | $3,500,000 to $3,900,000 | Within the listing period |
| 90-day as-is value | About $3,400,000 | 90 days |
| Quick-sale value | About $3,100,000 | 30 days |
First review at 30 days: showing count, agent feedback, and online traffic. We adjust if there are fewer than four qualified showings.
Launch plan
Ten qualified showings in the first 45 days.
A fresh campaign, so the listing reads as new rather than stale. No celebrity angle in advertising. Buyer friction removed up front with a pre-inspection, HOA resale package, condo documents, and a clear title and possession summary.
- Before launchDrone and twilight filmThe harbor approach by water and air, plus full media, 3D tour, and floor plans.
- Day 1Private and global networkBright MLS with luxury flag, syndication, and eXp Luxury exposure across 24 global markets.
- Week 1Agent outreach and broker previewCalls and email to the top 100 luxury agents in Baltimore, DC, and Annapolis, with a catered broker preview.
- Week 1Direct mailPier Homes, Harborview, and Harbor East high-rise owners, who often know a buyer.
- Weeks 1 to 8Targeted paid socialInstagram and Facebook video by income and zip: 21230, 21202, 21093, DC, and Bethesda.
- OngoingPrivate showings onlyPre-qualified buyers with proof of funds or a lender letter. No public open house.
The buyer
A few dozen households. We go to them.
- Baltimore executives seeking a lock-and-leave city residence
- Senior physicians and surgeons at Hopkins, Shock Trauma, and University of Maryland
- Ravens and Orioles players and staff
- DC-corridor buyers trading Georgetown or Bethesda prices for more space and water
- Boaters and second-home buyers, with marina slips available for lease
- Collectors who need the 4-car garage
Accountability
Who you will work with.
Listing agent and primary contact
Paul Johnsen
Pricing, strategy, negotiation, weekly reporting
Team leader
Lee Tessier
Oversight, escalation, marketing and team resources
Weekly reports: showings, agent feedback, web traffic, and a price recommendation.