Palo Alto Home-Selling-Guide-(Standard)-April 2026

PALO ALTO MARKET LEADER

Audrey Sun and the DeLeon Listing Team take a different approach to selling homes in Palo Alto. 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 Palo Alto 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 Palo Alto 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.

DELEON MARCH & APRIL

SOLD & PENDING LISTINGS

ALTO

SOLD FOR $4,200,000 LISTED FOR $3,988,000

A TRANSPARENT MODEL THAT PUTS SELLERS FIRST

PALO ALTO LISTINGS

In Palo Alto, over 50% of the time, our sellers paid 0% buyeragent commission because the buyers were represented by a DeLeon agent. This doesn’t mean most offers come from DeLeon buyers. In many cases, outside buyers pay more than the commission difference, allowing sellers to net more overall—even when a buyer-agent commission is paid. Because DeLeon earns 0% buy-side commission on its own listings, there is no incentive to favor internal offers. The focus is always on getting the highest net price for our sellers.

The result: fewer conflicts, full transparency, and higher seller net proceeds—a true win-win.

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 . The only time an agent from Silicon Valley has achieved this honor.

While Ken’s focus is on Silicon Valley’s luxury market of homes over $10 million, where his academic and analytical approach provides his clients with expertise that is second to none, his incredible reputation and notoriety bring added attention to our website, newsletters, and most importantly, our listings. Working alongside Ken, Audrey Sun leads all Palo Alto listings. 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.

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—INCLUDING A DEDICATED DESIGNER FROM START TO FINISH

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 Palo Alto home, schedule a confidential consultation with Audrey Sun to secure priority access to our white-glove preparation services.

CONFLICTS 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

TEMPLATES.

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 Palo Alto 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.

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.