OUR TRANSPARENT, CLIENT-ORIENTED APPROACH TO SELLING
Audrey Sun and the DeLeon Listing Team take a different approach to selling homes in Silicon Valley. DeLeon agents are full-time salaried employees of DeLeon Realty, not independent contractors loosely affiliated with a brokerage, so Audrey’s sole focus is maximizing your sale price. There’s no pressure to accept early in-house offers before exposing your home to ALL interested buyers, and no incentive to steer you toward inflated buyer-agent fees. Every recommendation is made with one goal in mind: achieving the best possible outcome for you.
Audrey is a Bay Area native who understands Silicon Valley and its homeowners. She attended Valley Christian Schools and has spent the past 12 years working exclusively with sellers on the DeLeon Team. With deep local roots and fluency in both Mandarin and Cantonese, Audrey uniquely connects your home to both local and international demand, serving as a trusted bridge that positions your property strategically and exposes it to the widest, most qualified buyer pool.
AUDREY SUN
DIRECTOR OF LISTINGS
650.785.5822
Audrey@deleonrealty.com
DRE #01933274
EDUCATION:
University of California, Irvine
Harvard Negotiation & Leadership Program
LISTED AT $2,988,000 | SOLD FOR $3,800,000
SELLER PAID NO COMMISSION TO BUYER'S AGENT
DON’T OVERPAY TO SELL YOUR HOME
• Sell for as little as 3% total commission
• $0 buyer's agent fee if buyer comes direct, or through a DeLeon buyer's agent
• Enjoy full DeLeon services - free interior designer, free high-end staging, aggressive DeLeon marketing and more
LIST WITH US FOR 3% TOTAL COMMISSION
MAXIMIZE YOUR HOME VALUE WITH OUR SERVICES
DeLeon Realty makes your experience as smooth and stress-free as possible while maximizing your home’s sales price.
Our robust team of in-house specialists is ready to assist you every step of the way throughout the home-selling process. No one agent or small team can match our resources and combined expertise.
HOME PREPARATION
DISCLOSURES
To ensure the best protection for our clients and their interests, we provide a licensed California real estate attorney to answer all your disclosure-related questions and review your disclosures.
MEET OUR TEAM
Your dedicated Design Team manages a stress-free home prep, handling trusted contractors and overseeing the entire process for you.
Personalized, cost-effective enhancements to showcase your home and maximize sale price.
STAGING
Tailored staging for your home ensuring style, appeal, and buyer impact with all costs covered by DeLeon.
OPEN HOUSES
Energetic, well-presented open houses that draw crowds and generate competitive offers.
SOLD!
Celebrate! Your home is sold at its highest potential value.
NEGOTIATIONS
Robust, home-specific marketing across print, broadcast, and digital platforms for maximum exposure.
Seller-focused negotiation by Audrey, who has training from the Harvard Program on Negotiation, ensuring the best outcome while avoiding conflicts of interest.
THE DELEON DIFFERENCE
Ken DeLeon is the founder and visionary behind DeLeon Realty. Ken is a scholar and lawyer, with a degree in mathematics and economics, as well as from Berkeley Law and Stanford’s Graduate School of Business. He practiced law at Wilson Sonsini Goodrich & Rosati, one of the nation’s most prestigious law firms. Ken used his background to propel himself to become a real estate rockstar. In 2011, only 9 years after becoming a real estate agent, Ken was ranked as the nation’s #1 real estate agent according to RealTrends as published in the Wall Street Journal. This is the only time an agent from Silicon Valley has achieved this honor.
Ken’s incredible reputation and notoriety bring added attention to our website, newsletters, and most importantly, our listings. Working alongside Ken, Audrey Sun leads listing team. With 12 years of exclusive listing experience at the firm and fluency in Mandarin and Cantonese, Audrey Sun and the DeLeon Team deliver the highest level of service in the industry.
Experience the DeLeon Difference today.
BEFORE
A home listed by DeLeon Realty before our design team made any changes.
AFTER
The same home, refreshed and revitalized by the DeLeon Realty design team.
MEET OUR TEAM
When you list with Audrey and the DeLeon Team, you’ll work closely with our interior designer and field coordinator to prepare your home for the market.
Our goal is simple: to exceed your expectations by providing tailored recommendations that are cost-effective yet highly appealing to buyers. We focus on spending the right amount to make your home look its absolute best in the shortest time.
You’ll receive a detailed plan outlining the proposed work, and we’ll compare multiple estimates to ensure the best pricing while overseeing the entire process from start to finish.
With careful attention to detail, we keep you informed at every step for a seamless, stress-free experience.
COMPLIMENTARY LISTING SERVICES
DESIGN & HOME PREPARATION
• Dedicated interior designer
• Dedicated field coordinator (8-hour free service)
• Tailored staging specific to your home (free furniture rental, delivery, set up, de-staging)
• Free property & pest inspections
• Free Natural Hazard, Environmental & Tax Data report
LEGAL ASSISTANCE
• Strategic contract negotiations, transaction coordination, and escrow management
• Real estate attorney provided to review disclosures and answer legal questions*
CONTRACT NEGOTIATION & AVOID CONFLICT OF INTEREST
• Seller focused, strategic and problem-solving negotiation by Audrey, who has completed the Harvard Program on Negotiation
• DeLeon’s buy direct model (0% buyer commission, learn more on page 2)
CUSTOM MARKETING
• Full-color, 12-page home brochure
• Multiple, full-page newspaper ads
• Custom home website with 2D/3D tour and custom narrated video
• Targeted online and social media marketing ads
• High-quality professional photography
• Ad in an upcoming edition of The DeLeon Insight real estate magazine, distributed to over 50,000 homes
• Extensive marketing to international buyers
• DeLeon’s promise of at least one advertisement for the home every week until the home sells
* Legal services are provided by the Integra Law Group, LLP. See listing agreement for more details and limitations.
HOME PREPARATION
Making your home stand out
At DeLeon Realty, staging is far more than decoration. It’s a strategic tool designed to showcase your home’s best features and make it unforgettable in a crowded market.
Our interior designer personally selects the stager with a style that best complements your home. From curb appeal to interior spaces and backyards, we reimagine your property to ensure it captivates buyers both online and in person.
Our team also offers an extensive collection of outdoor furniture, artwork, rugs, and other staging pieces, allowing us to create a custom, Silicon Valley–focused look that speaks directly to the local buyer pool.
Best of all, DeLeon Realty covers all staging costs: furniture rentals, design, delivery, setup, and destaging all completely free of charge, with no reimbursement required at closing.
A WHITE-GLOVE PREPARATION EXPERIENCE
Our in-house interior designer personally oversees your home’s entire preparation process to unlock its full market potential. The designer coordinates every detail, from vendor selection, competitive bids, timelines, and on-site supervision, ensuring each improvement is executed flawlessly and with purpose.
We also work closely with the top staging companies in Silicon Valley, selecting the stager that best aligns with your home’s architecture, layout, and target buyer profile.
ADVANTAGEOUS PRICING FROM PREFERRED VENDORS
At DeLeon Realty, we leverage our high volume of listings to secure exclusive preferred pricing with trusted local vendors. With a licensed interior designer and experienced handyman on your side, you’ll never overpay for renovations or improvements from a resale perspective. We ensure every upgrade and repair is strategically targeted to boost buyer appeal and maximize your sale price.
There are no markups, kickbacks, or referral fees – every dollar saved goes directly to you. With DeLeon, you get smarter spending, higher returns, and peace of mind.
DEDICATED FIELD COORDINATOR—AT NO COST
Our in-house field coordinator, an experienced handyman, handles the details buyers notice immediately at no charge to you. Using a comprehensive pre-inspection checklist, your field coordinator addresses key items before your home ever hits the market, which may include:
• Gutter cleaning
• Landscaping touch-ups
• Smoke and carbon monoxide detector compliance
• Light bulb replacement
• Oiling squeaky hinges and minor adjustments
Your home is market-ready from day one.
COMPLIMENTARY PROPERTY AND PEST INSPECTIONS
DeLeon Realty covers the cost of your property inspection, pest inspection, and natural hazard disclosure report, fully paid and never reimbursed at closing. This transparency strengthens buyer confidence and protects your negotiating position.
EXPERT GUIDANCE AND SOLUTIONS
Selling a home is a major transition, and our goal is to make it seamless for you. Our team provides hands-on guidance with downsizing, decluttering, storage coordination, and moving logistics so you can focus on what’s next.
Clients also have access to valuable resources at no additional cost, which may include:
• Over 1,500 moving crates
• A mid-size dump truck
• A mid-size moving van for local Silicon Valley moves
• Complimentary estate sale services
• Landscape tools to assist in any emergency removal of fallen branches
• Tools to epoxy garage floors
Availability is limited and based on timing and advance planning.
Homes that are prepared properly sell for more, and preparation takes time. If you’re considering selling your home, schedule a confidential consultation with Audrey Sun to secure priority access to our white-glove preparation services.
BEFORE
A home listed by DeLeon Realty before our design team made any changes.
AFTER
The same home, refreshed and revitalized by the DeLeon Realty design team.
DISCLOSURES AND LEGAL ASSISTANCE
For your peace of mind, we provide attorney services at no additional cost to you
DeLeon Realty is not a law firm, but it is entirely lawyer-owned. We provide a licensed California real estate attorney to answer all of your disclosure questions and guide you through the process in order to ensure the best protection for our clients and their interests at no charge. Plus, our clients are able to receive up to 25 hours of legal services and representation related to their sale, when needed, directly through the Integra Law Group, LLP without paying any additional hourly fees.
Please contact us for details.
COLETTE R. THOMASON DeLeon Realty General Counsel
CONFLICT OF INTEREST: SELLER FAQS
By Audrey Sun, DeLeon Director of Listings
What does “conflict of interest” mean in real estate?
A conflict of interest often occurs when a listing agent or brokerage represents both the seller and the buyer in the same transaction. In that situation, the agent or brokerage is financially rewarded on both sides—making it very difficult to advocate fully for the seller while also representing the buyer.
Is dual representation common?
Yes. Most agents and brokerages represent both buyers and sellers and almost all (except DeLeon Realty) collect commission from both sides of the deal. While legal, this structure creates competing incentives that sellers should clearly understand.
Why is this a problem for sellers?
When an agent or brokerage earns more money if a specific buyer wins, negotiations can become compromised. Sellers may feel pressure to accept an early offer, avoid countering aggressively, or choose a buyer tied to the listing brokerage— sometimes without realizing the financial incentive behind it.
Can this happen without sellers knowing?
Unfortunately, yes. In some cases, another agent writes the offer while the listing agent still receives a buyer-side commission or referral fee. Sellers often learn about this only after the transaction has closed.
How does DeLeon Realty handle this differently?
DeLeon Realty mitigates the conflict by never taking commission from both sides of a transaction. Our brokerage does not collect buyer-side commission on our listings— period.
Does Audrey Sun benefit if the buyer comes from DeLeon?
No. Audrey is a salaried employee, not a commissionbased agent. She does not receive referral fees, bonuses, or incentives based on who buys your home—whether the buyer is represented by DeLeon or an outside brokerage.
Who pays buyer-agent commission on DeLeon listings?
If the buyer is represented by DeLeon, no one pays buyeragent commission to DeLeon Realty. Neither the seller nor the buyer is charged with buyer-side commission on our listings. It should be noted that the DeLeon buyers agent is also a fulltime salaried employee that DeLeon Realty still pays, even if the company does not collect commission.
How does this protect me as a seller?
It ensures full transparency and total loyalty. With no financial incentive tied to the buyer’s side, every decision is made with one goal: achieving the highest possible price and best terms for you.
What makes DeLeon Realty unique?
DeLeon Realty is the only brokerage that we know of offering a true Buy Direct model—designed to remove conflicts of interest, eliminate hidden incentives, and protect sellers at every step of the transaction.
When incentives are misaligned, results suffer.
Speak with Audrey Sun to learn how a conflict-free approach leads to better outcomes.
EXCEPTIONAL MARKETING
DIGITAL & PRINT
Built
for today’s Silicon Valley buyer
Today’s Silicon Valley buyers are younger, tech-driven, and highly visual. They shop for homes the same way they evaluate products: online first.
Before visiting an open house, they study photography, video, layout, and digital presentation. If a home doesn’t stand out on screen, it’s often eliminated before it’s ever seen in person. In today’s market, exceptional visual marketing isn’t optional, it’s essential.
IN-HOUSE MARKETING NO
OUTSOURCING
Our Listing Team works closely with the best in-house marketing teams in real estate. Unlike most agents who outsource third-party vendors using generic templates, every element of our marketing is custom-built for your home.
From messaging to visuals, we showcase what makes your property compelling to the Silicon Valley buyer most likely to pay a premium.
A PROVEN, HIGHEXPOSURE
STRATEGY
We’ve developed a strategic marketing plan refined through years of success in Silicon Valley. The result is broader exposure—both digital and print—than any other local brokerage, executed with precision and purpose.
Because of our volume, we also know which agents and buyer profiles are actively searching for homes like yours, even if they’re currently looking in nearby neighborhoods.
DIGITAL MARKETING EXCELLENCE
CUSTOM PROPERTY WEBSITE
Every listing receives a dedicated, custom-designed website featuring:
• Professionally produced photography
• Interactive 2D and 3D tours
• Detailed property information and disclosures
• Seamless access to videos and digital assets
The DeLeon Realty website is a trusted destination for Silicon Valley’s “doit-yourself” buyers, especially tech professionals who prefer to research independently. Our site is locally focused, written entirely in-house, and tailored to our local neighborhoods, market trends, and relevant tax and legal considerations.
Many tech buyers visit our site even while working with other agents, creating additional exposure and demand for our listings. Active properties are also prominently featured on our homepage.
PROFESSIONALLY PRODUCED, NARRATED VIDEOS
Narrated videos are remarkably effective in marketing our listings, and they give us the unique opportunity to speak directly to buyers through informative voiceovers. Our professionally produced videos also enable us to point out features of the home that buyers may have missed, as well as inform them of nearby schools, restaurants, trails, and Silicon Valley companies.
Additionally, with so many buyers coming from other parts of the nation and the world, our videos give us a chance to showcase each property to buyers and influencers (like parents or other relatives) who may not be able to see the home in person. In fact, we have sold several homes, solely from our videos without the buyer ever physically viewing the home.
IMMERSIVE 2D & 3D TOURS
Tech buyers expect immersive, intuitive experiences. Our 2D and 3D tours allow buyers to explore a home’s layout, flow, and design remotely—often multiple times—before scheduling a visit.
This leads to more informed buyers, stronger emotional connection, and more serious in-person showings.
ONLINE AND SOCIAL MEDIA ADVERTISING
At the center of the global tech industry, sophisticated digital marketing is critical. Beyond standard online exposure, DeLeon Realty invests in targeted Meta and Google advertising to reach high-intent buyers.
We also promote listings across Instagram, YouTube, and WeChat. Our digital specialists manage these campaigns to ensure your home is seen where today’s buyers spend their time.
PRINT MARKETING THAT STILL MATTERS
ARCHITECTURAL PHOTOGRAPHY
All homes are photographed by professionals who specialize in architectural imagery. With most buyers seeing a home for the first time online, photography plays a defining role in shaping first impressions—across digital platforms, brochures, and print ads.
PROFESSIONALLY DESIGNED BROCHURES
Your home is presented in a full 12-page, high-quality brochure featuring:
• Multiple professional photographs
• Clear, engaging descriptions
• A comprehensive list of features
• A QR code linking directly to the property website and videos
These brochures keep your home top-of-mind long after a showing or open house.
PROMINENT NEWSPAPER ADVERTISING
While many agents rely solely on digital marketing, we believe in capturing every buyer and influencer. We advertise your home in Palo Alto Weekly and San Francisco Examiner.
Print advertising reaches audiences others miss—whether it’s parents helping fund a purchase or tech buyers who still engage with local media. We continue advertising every week until your home sells.
INTERNATIONAL MARKETING
Silicon Valley is global, and our marketing reflects that. DeLeon Realty conducts extensive international outreach, with strength in the Chinese-speaking community.
In addition to Audrey Sun’s fluency in Mandarin and Cantonese, we employ dedicated Chinese marketing specialists focused exclusively on promoting our listings internationally.
OUR INTERNATIONAL MARKETING INCLUDES:
• Advertising on Chinese radio, newspapers, and television
• Open house announcements on Chinese radio talk shows
• Dedicated Chinese-language property websites
• Promotion on WeChat and major third-party platforms
• Appearances by Audrey Sun on Chinese real estate talk shows
• Participation in overseas luxury real estate exhibitions in cities including Beijing, Shanghai, Shenzhen, Hong Kong, the UAE, and India
Audrey Sun | Director of Listings | DRE #01933274
The DeLeon Team’s Audrey Sun (right) appears on Chinese TV station KTSF 26.
Audrey Sun promoting DeLeon listings at an international real estate show in China.
Connect with Audrey on WeChat: AYPEIPEI
Closed Doors May Cost You More
Don’t Trust a Brokerage That Prioritizes Commission Over Clients
Some brokerages pressure sellers to keep listings hidden from buyers who are not represented by that same brokerage on the buy side. While this “office exclusive” approach can dramatically increase the brokerage’s chances of collecting both sides of the commission, it often comes at the seller’s expense − reducing exposure, limiting competition, and ultimately lowering the final sales price.
DeLeon Realty welcomes competition from all buyers, irrespective of their choice of agent. And if a buyer isn’t represented, the DeLeon Realty Buyer’s Team will represent them on our listings − at no cost to either the buyer or the seller. Simply put, we always put our clients’ interests first.
For more information, please see the following articles on the DeLeon Realty website:
Court Ruling Fails to Halt Commission Collusion and Price Fixing in Real EstateThe DeLeon Insight (May 2025)
Off Market Listings – A Hidden Sale or a Discriminatory Practice?The DeLeon Insight (May 2025)
Agents Push for “Pocket,” “Private,” or “Exclusive” a.k.a. Hidden Listings -
The DeLeon Insight (July 2025)
PRESENT YOUR HOME
Inspire buyers with engaging and memorable home tours
DeLeon Realty hosts open houses that are regularly well-attended, thanks in large part to promoting the events via e-blasts, online and newspaper ads, TV commercials, radio ads, and social media.
Our open house events often create a buzz and add to the high number of offers that we receive. Plus, busy open houses make potential buyers feel like the home is more desirable, and the attendance we generate at these events contributes directly to our strong sales statistics.
”The team addressed everything from staging, maintenance and landscaping. Our home had multiple offers and sold within six days.” - Madeline B.
795 SAN MATEO DRIVE MENLO PARK
154 BRYANT STREET PALO ALTO SOLD FOR $5,582,000
Seller paid 1.25% commission to a Compass buyer’s agent LISTED FOR $4,488,000
FOR $4,201,000
Seller paid 0% commission to buyer’s agent (represented by DeLeon agent) LISTED FOR $3,488,000
3381 TRYNA DRIVE MOUNTAIN VIEW SOLD FOR $4,080,000
Received 20 offers Seller paid 2.5% to an outside buyer’s agent LISTED FOR $2,988,000
868 SOMERSET DRIVE
SUNNYVALE
3467 WAVERLEY STREET PALO ALTO
SOLD FOR $4,100,000
LISTED FOR $2,988,000
Seller paid 0% commission to buyer’s agent (represented by outside agent)
SOLD FOR $3,350,000
LISTED FOR $2,988,000
CASH closed in 10 days
Seller paid 2.0% commission to buyer’s agent (represented by outside agent)
A TRANSPARENT MODEL THAT PUTS SELLERS FIRST
Since the landmark antitrust lawsuits, 36.28% of our sellers have paid 0% buyer agent commission. Some of these buyers were represented by DeLeon buyer agents, where the buyer agent commission is completely waived. Others were represented by outside agents who chose to reduce or waive their own commission in order to compete with DeLeon buyers for the home.
This structure allows me, as the listing agent, to fully advocate for the highest possible net proceeds for my sellers because neither I nor DeLeon Realty are incentivized to keep the transaction “in house” for additional commission.
The result is fewer conflicts of interest, complete transparency, stronger competition among buyers, and ultimately higher net proceeds for our sellers. A true win-win.
SELL WITH CONFIDENCE NOT FEAR
DELEONREALTY.COM
Brochure designed by the DeLeon Marketing Team
DISCLAIMER
As prominent members of the real estate community, we respect all pre-existing listing agreements. If your home is currently under a listing contract, please do not construe this publication as a solicitation for that listing. On the other hand, if you have not yet selected a Realtor®, we urge you to consider DeLeon Realty’s resources and design acumen, as demonstrated in this proprietary publication, which was created completely in-house by our talented marketing team. Complimentary services are provided at no additional charge to our sellers. Please refer to our website for the latest offerings, which will also be clearly detailed in a listing agreement addendum. Legal services, when needed, are provided through the Integra Law Group, LLP, after execution of a retainer retainer agreement and conflict waiver. DeLeon Realty is not a law firm. Likewise, the material in this publication does not constitute a solicitation for legal services nor is it intended to provide legal advice. You should always consult a suitably qualified attorney of your choice regarding any specific legal problem or matter. Nothing in this publication is intended to create an attorney-client relationship.
Architectural Photography by the DeLeon Marketing Team Ken
