Atherton
Tech founder, $9M target, off-market only.
Outcome: Identified 3 off-market candidates in 60 days. Closed at $8.6M, never appeared on MLS.
Off-market, -4% off internal asking
For Bay Area buyers and sellers above $3M
Bay Area luxury is a relationship business. Discretion, off-market access, real numbers.
Roger Grubb works at the high end of the Bay Area market — Atherton, Hillsborough, Palo Alto, Los Altos, Pacific Heights, Mill Valley. The playbook is different: off-market sourcing, discrete showings, longer time horizons, and pricing tied to comparable closed sales the public never sees. (510) 504-0402.
Who is writing this
Roger has handled luxury transactions across the Bay Area for 18 years. He maintains relationships with the listing agents who handle Atherton and Hillsborough off-market activity and structures offers to win without disclosure missteps.
The process
One person. End to end.
- 01
Discrete intake
Roger meets you privately. No marketing collateral. Just timeline, budget, and family situation.
- 02
Off-market sourcing
For $5M+ buyers, off-market is 60-70% of available inventory. Roger's network surfaces what Zillow never sees.
- 03
Discrete showings
Many luxury sellers don't allow open houses. Roger arranges private weekday showings.
- 04
Negotiate quietly
Luxury sellers want speed + certainty + confidentiality. Roger writes offers that win on all three.
- 05
Close + post-close discretion
No social media. No press release. Roger's closes don't appear in his marketing.
Cost
What it costs
Standard commission paid by seller for buyer transactions. Listing-side commission negotiable based on transaction complexity.
When to call somebody else
This is probably not the right move if…
- You're shopping at sub-$2M. Different market dynamics; use the buyer/seller guides.
- You want maximum exposure on a listing. Luxury often trades on under-marketing.
- You don't have liquid proof-of-funds ready. Luxury sellers won't engage without it.
The record
Recent transactions in this exact situation.
Pacific Heights
IPO post-lockup buyer, $5M target.
Outcome: Closed Pacific Heights Edwardian at $4.85M with 30% down.
$4.85M close, post-IPO
Mill Valley
Bay Area downsize from Lafayette estate.
Outcome: Sold Lafayette estate at $5.4M, bought Mill Valley contemporary at $4.1M.
Concurrent close, $1.3M liquidity preserved
Frequently asked
Questions before you call.
What's "luxury" in the Bay Area?
Practically, $3M+. Atherton and Hillsborough start higher ($6M+); SF luxury starts around $4M.
Is luxury inventory on MLS?
Partially. At $5M+, expect 40-60% off-market. At $10M+, the majority off-market.
Should I use my regular realtor for a $5M purchase?
Only if they have actual luxury closes. Otherwise the off-market network gap will cost you.
Are luxury negotiations different?
Yes. Sellers care less about price exactly and more about certainty, discretion, and timeline.
How long do luxury sales take?
30-90 days, with longer median DOM than sub-luxury market. Sellers wait for the right buyer.
What about confidentiality?
Roger does not publicly market luxury closes. NDAs available on request.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.