Real Estate · Houston, TX
A property that isn't moving is a property that's costing you.
Taxes, insurance, utilities, debt service, and the deal you can't get into because your capital is stuck in this one. I help owners and investors stop the bleed — either by marketing the property properly, or by buying it.
Investor. Operator. Production company owner. Your property gets read the way you read it, and marketed better than it's been marketed.
Three ways in
Tell me which one you are.
Every property is stuck for a different reason. These are the three situations I work with, and they don't cost the same or take the same path.
01
You want out
I'll make you an offer
You're done. You don't want showings, repairs, staging, or a process that drags for months. I buy properties in the Houston area and I'll give you a real number on your timeline — including properties that need work.
Cash offer, your close date
02
You want it listed
I'll market it
You're working with an agent, or you want one. I'm the media and marketing side — production-grade photo and video, listing copy that converts, and campaigns that reach buyers your listing alone won't. I'll connect you with a licensed agent from my network if you need one.
Flat fee, paid on delivery
03
You're an investor
I'll run your marketing
You control the deal and you want days-to-exit down. I build and run the marketing engine on your properties so you're choosing between buyers instead of waiting for one. Per property or ongoing.
Per deal or monthly retainer
Not selling?
Need help marketing to fill your rental?
An empty unit costs you every month it sits. My team and I do this side too.
What you get
Broadcast-quality production, pointed at a property.
My production company works with network and streaming clients. The difference here usually isn't the camera — it's knowing what the property needs to say and to whom.
Media Production
In-house
- Interior and exterior stills
- Walkthrough and cinematic video
- Drone and aerial
- Twilight and detail sets
- Rehab before / after capture
- Same-week turnaround
Listing & Campaign
Built to convert
- Listing and deal-sheet copy
- Buyer-facing collateral
- Paid social and targeting
- Email campaigns to buyer lists
- Investor network distribution
- Weekly performance reporting
On-Site Support
Boots on the ground
- Condition documentation
- Contractor and vendor meets
- Progress capture during rehab
- Access coordination
- Neighborhood and comp scouting
- Bilingual — English / Spanish
Why me
Most real estate marketers have never carried a property.
I have.
I've held the note
I know what every extra week costs, because I've paid it. Urgency isn't a sales tactic here — it's the whole product.
I own the production company
No subcontracting, no vendor markup, no waiting three weeks for a photographer's calendar. The crew is mine.
I underwrite before I shoot
Every campaign starts with the exit — who the buyer is, what they're solving for, and what they'll pay to solve it.
I work both sides of the deal
If marketing isn't the answer for your property, I'll tell you, and I may buy it instead. You get a straight read either way.
Terms of engagement
I am not a licensed real estate agent or broker, and I do not represent buyers or sellers. On marketing engagements, I work as a media and marketing vendor: flat fee for defined deliverables, paid on delivery, never contingent on your sale. I don't negotiate on your behalf, don't take a share of your commission or spread, and any buyer who contacts me is routed to you or your agent. When I buy, I'm acting as a principal for my own account and I'll say so in writing before anything is signed.
Case study
Listed at $205,000. Offers came in at $240,000.
Nine of them. Not one below my floor. Same property, same market, same week — the only thing that changed was how it was positioned and who it was put in front of.
A two-unit Houston property I co-owned. The automated estimates and the unsolicited investor offers had already settled on a number, and it was well under the list price. That's the number most owners end up accepting, because it's the only one they're shown.
I rebuilt the positioning around who the actual buyer was — an investor looking for a stabilized two-unit, not a flip. Flat-fee MLS for reach, production-grade media, and direct campaigns into Houston investor networks. Most of the offer volume came from outside the MLS entirely.
The top offer came in at $240,000 on conventional financing with a longer closing window. We accepted a lower cash offer instead, because our own timeline required a fast close.
That was an ownership decision, not a marketing result. The marketing did its job: it put nine buyers in the room and gave us a choice to make. Most sellers never get one.
What it cost to get there
Flat-fee listing, production-grade media, direct investor distribution. Total marketing spend was a fraction of a standard listing-side commission.
Start here
Text me two things.
No forms, no gatekeeper, no drip sequence. Send a text and I'll come back to you personally.
Prefer to talk? Book a call →
(424) 468-7083 · hello@danielasantana.co · Houston, TX