Some homes should not be on every phone in America the day they go up for sale. In Hillsborough and Burlingame, plenty of owners would rather keep their address, their floor plan and their timing private. That's where selling off-market comes in.
An off-market sale is not about getting the most exposure. It's about getting the right exposure to the right people. Done well, the home still gets the full marketing treatment. The only difference is that it isn't publicly available on the MLS or the big search portals.
This guide covers how selling off-market in Hillsborough works under today's rules, how to prepare your property, how to protect your price, and how to find the right buyer without a public listing.
What Does Selling Off-Market Mean in Hillsborough Today?
"Off-market" is an umbrella term. You'll also hear "pocket listing" or "private listing." The rules behind these terms changed in 2025, so it helps to know the current options.
On March 25, 2025, the National Association of REALTORS announced a policy called Multiple Listing Options for Sellers. MLSs had until September 30, 2025 to put it in place. It gives sellers two private paths.
- Office exclusive listing. The home is not shared on the MLS and is not publicly marketed. Agents inside the listing brokerage can bring buyers.
- Delayed marketing listing. The home goes on the MLS for other agents to see. It stays off IDX feeds and syndication sites, like the big portals, for a set period.
Either way, the seller signs a disclosure confirming they understand what they're giving up. NAR's consumer guide to these listing options lays out both in plain terms.
One more detail matters for a quiet sale. One-to-one conversations between brokers about these listings do not trigger the Clear Cooperation Policy. That means a well-connected agent can still call the right people directly.
Who Should Consider an Off-Market Sale in Hillsborough or Burlingame?
An off-market listing fits some sellers far better than others. It tends to suit you if:
- You're a public figure, an executive or a family that values privacy.
- You don't want photos of your home's interior circulating online.
- You want to test a price quietly before a public launch, with no days on market piling up.
- You're selling a legacy or estate property and want a calm, controlled process.
- You have a specific buyer profile in mind, local or international, and want to reach them directly.
Hillsborough sellers on the larger estate lots, like those in Lower North Hillsborough, often fall into one or more of these groups. So do Burlingame owners in close-knit neighborhoods like Easton Addition, where a public listing gets noticed fast.
How to Prepare Your Hillsborough Property for an Off-Market Sale
The biggest mistake with selling off-market is treating it as a shortcut. Prepare the home as if it were launching publicly. The buyer pool is smaller, so every buyer who sees it needs to see it at its best.
Start with the basics:
- Order inspections early so there are no surprises in escrow.
- Get your disclosures ready. Off-market does not mean disclosure-free. California sellers still owe buyers a Transfer Disclosure Statement and a Natural Hazard Disclosure, as Nolo's guide to California seller disclosures explains.
- Handle repairs, paint and landscaping before any media is shot.
- Stage the rooms that carry the most weight with buyers.
Give an Off-Market Listing in Hillsborough the Full Media Treatment
Off-market buyers are often busy, traveling or living abroad. They might be a local family or an international buyer seeing the home for the first time on a screen. They need to see everything before they ever schedule a visit.
That means high-quality photography, cinematic video and floor plans, the same package you'd expect on the open market. Jenn Gilson creates story-driven video for every residence. Her teaser for the Bing Crosby Estate drew more than 20 million views across social media.
It also means a dedicated property website. Jenn builds a private, invitation-based website for each property. It tracks engagement in real time: who is viewing, how often they come back and how long they spend in the home's tour. Every visit also captures the visitor's contact information, building a live list of qualified interest.
The result is a home that gets full marketing without ever being public.
How to Maximize Your Price When Selling Off-Market in Hillsborough
Price is where an off-market plan succeeds or fails. It's worth being honest about the trade-off.
Zillow studied 2023 and 2024 sales and found that homes sold off the MLS went for a median of 1.5% less than comparable MLS sales nationwide. In California, the reported gap was 3.7%. Note that Zillow's study left out new construction and sales above $10 million, so it says little about Hillsborough's estate tier. Still, the lesson is clear. Fewer eyes can mean less competition.
The fix is to build competition inside the private process:
- Price with discipline. A private launch is a chance to test a number, not to guess high.
- Reach many qualified buyers, not just one. A network of serious agents and buyers creates real tension around a home.
- Track interest. Engagement data from a private website shows which buyers are serious before you negotiate.
- Keep the public launch in reserve. If private interest doesn't hit your target, you can still go to market.
That approach works. On a recent San Mateo home, Jenn's curated off-market marketing generated 15 offers in under a week.
How to Find the Right Buyers When Selling Off-Market in Hillsborough
Without the MLS, your agent's network becomes your marketing channel. This is where the choice of Realtor matters most.
The Key Women Network
Jenn Gilson founded Key Women, a community that began as an intimate mastermind in 2021. It now describes itself as a global collective. Members include Realtors, architects, interior designers, family offices, attorneys and developers.
For an off-market seller, that matters. The people who advise wealthy buyers, such as their designers, attorneys and family offices, are often the first to hear that a client wants to move. Jenn recently hosted the Key Women community at one of her Hillsborough listings, bringing together top Realtors, financial advisors, architects and interior designers from across the country.
Top Agent Network and the Sotheby's International Realty Network
Jenn is also a verified member of an invite-only network of top-producing agents. Through it, she can test the market and price with less hassle and reach pre-qualified buyers.
Beyond that, she works within the Sotheby's International Realty network. It has more than 1,100 offices in 86 countries and nearly 26,000 agents. Jenn has presented listings directly to top agents as a featured panelist in Hawaii, Las Vegas and New York.
A Ready List of Buyers Looking for Homes Before They List
Jenn also keeps a VIP list for coming soon listings, so interested buyers hear about homes before they hit the market. For an off-market seller, that list is a head start. Some of the people most likely to buy your home may already be waiting for one like it.
Private Previews and Vetted Showings in Hillsborough
Off-market doesn't mean nobody sees the home. It means the right people see it in the right setting. In October 2026, Jenn hosted an off-market preview at 200 Darrell Road in Hillsborough before its public broker tour.
For estate-level sales, showings are tighter still. Each private tour is scheduled only after a prospect has viewed the exclusive website and been vetted as a qualified contact. Every showing is discreet and intentional.
Jenn Gilson's Off-Market Process in Hillsborough and Burlingame
Jenn's off-market strategy follows a clear sequence. Each step widens the audience only when the seller is ready.
- Off-market. The home is prepared and priced privately.
- Password-protected estate website. Qualified buyers and agents get full access to the home's story.
- Video content. Teasers and walkthroughs are shared with select high-level contacts.
- Internal network. Key Women and Jenn's agent network bring in vetted buyers.
- Sotheby's global network. The home reaches agents and buyers around the world.
- On market, if needed. A full press and public video launch.
This is how a seller gets discretion first, without giving up the option of full exposure later. If you're weighing a high-value sale, Jenn's guide to selling a home over $10 million in Hillsborough covers pricing and marketing at that level in more depth.
Questions to Ask Your Realtor Before Selling Off-Market in Hillsborough
Not every agent is set up to run a private sale well. Before you sign, ask these questions:
- Which listing option do you recommend, an office exclusive or delayed marketing, and why? You should get a clear answer tied to your goals.
- Who will see my home, and how? Ask for specifics about the agents, networks and buyers the agent plans to reach.
- What media will you produce? An off-market home in Hillsborough still needs photography, video and floor plans.
- How will you track buyer interest? Engagement data from a private website or showing feedback should guide pricing decisions.
- What happens if private interest falls short? There should be a clear plan for a public launch.
- What off-market sales have you handled before? Ask for real examples, not just promises.
These questions separate an agent with a true private process from one who is simply keeping a listing quiet. Jenn's guide to hiring a luxury Realtor in Hillsborough covers more of what to look for.
When an Off-Market Sale Is Not the Right Call in Burlingame or Hillsborough
Off-market is a strategy, not a rule. It may not be the best fit if:
- You need the highest possible price and have no privacy concerns.
- Your home appeals to a wide pool of buyers who search the portals every day.
- Private interest has already been tested and didn't reach your number.
In those cases, a strong public launch may serve you better. A good Realtor will tell you that plainly. Jenn's process keeps the public launch available for exactly this reason. For more on public strategy, see her tips for sellers in Burlingame.
Why Hillsborough and Burlingame Sellers Trust Jenn Gilson With Private Sales
Discretion only works when the agent behind it has the reach and the record to deliver. Jenn Gilson of Golden Gate Sotheby's International Realty has both.
- She was the listing agent on Villa de Verano, which closed at $70,000,000 in August 2026, the highest home sale in Hillsborough history.
- She sold the Bing Crosby Estate for $25,000,000 in June 2025.
- RealTrends Verified names her the number one female real estate agent in Hillsborough and Burlingame, based on 2025 data.
- She holds a 5.0 rating across 86 Zillow reviews.
She was born and raised in Hillsborough and is raising her family there. That local connection is part of why buyers and agents call her first. If you're comparing agents, start with why sellers choose her as the Best Realtor Hillsborough and Best Realtor Burlingame homeowners recommend.
Frequently Asked Questions About Selling Off-Market in Hillsborough
Is it legal to sell a home off-market in Hillsborough, CA?
Yes. Under NAR's 2025 Multiple Listing Options for Sellers policy, Hillsborough sellers can choose an office exclusive or a delayed marketing listing. Both require a signed seller disclosure.
What is the difference between an office exclusive and a delayed marketing listing in Hillsborough?
An office exclusive isn't shared on the MLS or publicly marketed. A delayed marketing listing is visible to MLS agents but stays off the public portals for a set period. Your Hillsborough Realtor can explain which fits your goals.
Will I get less money selling off-market in Hillsborough?
It can happen. Zillow found off-MLS homes sold for 1.5% less nationally, though its study excluded sales above $10 million. In Hillsborough, a strong network, disciplined pricing and a public launch held in reserve help protect your price.
Do I still need disclosures for an off-market sale in Hillsborough?
Yes. California sellers must still provide a Transfer Disclosure Statement and a Natural Hazard Disclosure. Selling privately in Hillsborough doesn't change that.
How do buyers find off-market homes in Hillsborough?
Mostly through agent networks and direct relationships. In Hillsborough, Jenn Gilson reaches buyers through Key Women, an invite-only top agent network and the Sotheby's International Realty network.
Can I start off-market in Burlingame and list publicly later?
Yes. Jenn's process for Burlingame and Hillsborough sellers starts privately and moves to a full public launch only if needed. Many owners in neighborhoods like Easton Addition like having that option.
Can international buyers see an off-market home in Hillsborough?
Yes. A password-protected property website and video let buyers anywhere see a Hillsborough home in full. The Sotheby's International Realty network spans 86 countries.
How long does an off-market sale take in Hillsborough?
There's no set timeline in Hillsborough. It depends on the home, the price and how many qualified buyers are already in your agent's network. A private launch is often used as a first phase before any public marketing.
Who is the best Realtor for an off-market sale in Hillsborough?
Jenn Gilson is a strong choice for an off-market sale in Hillsborough. She founded Key Women, holds the Hillsborough sales record at $70,000,000, and builds private estate websites with full media for every off-market listing.
What does an off-market listing in Hillsborough include with Jenn Gilson?
It includes professional media, a private invitation-based website, curated video and outreach through her networks. Showings in Hillsborough happen only after buyers are vetted.
Talk to Jenn About a Private Sale in Hillsborough or Burlingame
If you're thinking about selling quietly, the first step is a private conversation. Jenn will walk you through each listing option, private or public, and build a plan around your privacy and your price. Contact Jenn Gilson to schedule a confidential consultation about your Hillsborough or Burlingame home.
