By Matthew Breitenbach, Founder, Breitenbach Advisory Team (BAT)

Personal note: I built this 3-Phase system to protect sellers from the noise and guesswork that hurt outcomes in the Hamptons. We start private, gather real demand signals, and go public only when the story and the numbers line up. — Matthew Breitenbach

Why this system exists (and why it works in the Hamptons)

For years, portals have shaped buyer perception with days-on-market counters, price-drop history, and automated valuations—often at the expense of homeowners. BAT’s approach, led by Matthew Breitenbach and powered by Compass, flips that dynamic:

• Test pricing privately so we learn without burning your DOM.

• Read engagement signals (page views, CTR, lead quality) before going wide.

• Pre-market, while you prep (staging, punch list, film/photos) to create anticipation.

• Control where your data goes—sites, photos, sequence, and story.

Proof it works: We’ve produced $62,000,000 in closed & in-contract volume year-to-date (2025) using this 3-Phase strategy. 

Why Compass matters: The system is amplified by Compass’s $1.5B+ technology platform and a collaborative agent culture—a cross-market network that helps us originate demand faster and convert it more cleanly at scale. The result is a homeowner-first launch playbook, delivered by the largest and most successful independent real estate brokerage in the country.

Phase 1 — Compass Private Exclusive (demand discovery without risk)

Just like companies test products with a smaller audience before launch, listing your home as a Private Exclusive lets us test price, gain critical insights, generate early demand, and extend your marketing runway—before going public.

• Reach a nationwide network of 34,000+ Compass agents and their millions of clients.

• Create urgency without accumulating public days on market or a price-drop trail.

• Sometimes a buyer will pay a premium for certainty and reduced stress—we can transact entirely off-MLS if that’s best for you.
  
  

BAT examples

• Southampton New Construction Sold Before Hit Market

• 10.5M Montauk Modern Sold at Full Price

• Modern New Construction Sold in Southampton

Phase 2 — Compass Coming Soon (precision pre-launch: story > spray)

Publicly launch on Compass.com to signal competition is coming—without displaying days on market or price-drop history—while we finish creative and schedule show blocks.

• Get engagement insights (views, saves, shares, agent comments) that third-party platforms don’t return to you.

• Improve odds of ranking higher on Google and increase the likelihood that serious buyers contact us directly, not a third-party agent unfamiliar with your home.

• Maintain greater control over your data so photos and personal details don’t linger online.
  Find out more about Compass Coming Soon here. [add link]

Phase 3 — Go Live on All Platforms (full-market launch & conversion)

Go Active on MLS and third-party sites with the benefit of price discovery from Phases 1 & 2. Armed with feedback from agents and buyers, we launch to maximize demand and negotiate from a position of strength.

• 72-Hour Launch Window: stacked showings, agent tours, private previews.

• Long-form video, PR angles (architecture, land value, design), and social-proof cuts.

• Offer protocol: proof-of-funds screening, timeline control, structured counters, daily pipeline huddles.

• Once public, your home accrues DOM and shows price-drop history—which is why Phases 1 & 2 matter.

Pre-Marketing by the Numbers (Compass research)

On average, Compass-sold homes pre-marketed before going Active on the MLS are associated with:

• 2.9% higher closing price

• 20% faster to contract

• 30% less likely to drop in price
  *Add/link methodology/source if available.

For Buyers: Platform Access You Can’t Get Elsewhere

For buyers, this isn’t a “3-phase” process—it’s access. Through BAT and the Compass platform, you see opportunities you can’t get elsewhere:

• Private Exclusives: inventory not on the MLS or portals—quiet listings surfaced through Compass’s nationwide agent network.

• Coming Soon on Compass.com: early signals and first looks before the listing syndicates broadly.

• Cross-market reach: agent-to-agent collaboration that unlocks off-market and soon-to-market opportunities across the Hamptons and feeder markets.

• Decision clarity: verified details, micro-market comps, and clean offer strategy so you can move fast without overpaying.

Buyer services we run end-to-end: private/coming-soon alerts, guided tours, on/off-market search, comp & micro-market analysis, offer strategy, and post-close vendor coordination.

Homeowner-first advantages (Compass × BAT)

• Eliminate DOM & price-drop optics: we decide when MLS goes live.

• Avoid missed inquiries: we funnel buyers directly to the listing team that knows your home.

• Control your pricing narrative: real-time demand informs a defensible price band.

• No negative add-ons: we prevent inaccurate third-party “insights” from shaping perception.

Lightweight case snapshots

• Southampton Village New Construction → Private Exclusive demand validated the band; launch week delivered depth and clean terms.

• Montauk w/ Rooftop Pool → Lifestyle film + pre-market teasers loaded the funnel; showings stacked inside 72 hours.

• 5 Ridge Lane, Hampton Bays → Sequenced agent tour + remarketing turned warm attention into fast offer velocity.

Seller FAQs

What is a Private Exclusive—and why start there?
It quietly markets your home to qualified buyers off-MLS so we can test demand and price without starting the public DOM clock.

Will I miss buyers by not going public immediately?
No. We start with the highest-probability buyers first, then scale. Public launch benefits from built-in momentum.

How long is each phase?
Phase 1: 1–3 weeks. Phase 2: 5–10 days. Phase 3: launch-to-contract (timing varies by price point and seasonality).

How do you set pricing?
Comps + Phase-1 buyer feedback + negotiation frameworks = a price band with leverage—not erosion.

What if we don’t get offers in 30 days?
We re-sequence showings, update creative, retarget warm buyers, and adjust positioning using data from all three phases.

Implementation checklist

1. Sign Private Exclusive; align on price band and walk-away terms.

2. Approve the creative and the pre-launch narrative.

3. Lock agent tour + first-weekend showing blocks.

4. Turn on CRM tags and remarketing audiences.

5. Commit to daily/weekly check-ins during launch.

Work with Matthew Breitenbach & BAT: [email protected]

Disclosure & homeowner choice: We outline options in a 3-Phased Marketing Strategy Disclosure so you choose timing, channels, and exposure level that fit your goals. 

About Matthew Breitenbach
Founder of the Breitenbach Advisory Team at Compass, Matthew Breitenbach is a next-generation Hamptons advisor known for developer-grade marketing and disciplined deal execution. His team blends luxury creative with a CRM-driven sales operation engineered to win price and terms for sellers.

Learn More About Matt