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Winning the listing
A home that needed a fresh start
The estate had been listed with three different agents over the course of two years, without a sale.
The chandelier foyer and double staircase
123 Pioneer Loop · DeBordieu Colony, South Carolina. Listed three times before. Here's what April did differently the fourth time.
Some homes need the right buyer, not just any buyer. The Ocean Palace was one of them.
Direct oceanfront, double-marble staircases, a private elevator and wrap-around terraces facing the Atlantic sunrise. It's one of the most distinctive estates on the South Carolina coast. It's also a home that sat on the market before April took the listing.
This is how the sale came together: an honest pricing and presentation strategy, a marketing push that reached buyers far beyond Pawleys Island, and a seller who trusted the plan.
The estate had been listed with three different agents over the course of two years, without a sale.
The chandelier foyer and double staircase
The interiors were bold: gold leaf, statement furniture, dramatic color. Stunning, but not every buyer's taste. On a coast where most buyers want relaxed, coastal living, April recommended virtual staging so buyers could see the home both ways.
That meant asking the seller to step back from a design she loved. She did, and she credits April with helping her get there.
Drag the slider left and right to see the room as furnished, then virtually staged.
As furnishedVirtually staged
A one-of-a-kind estate needs a buyer who's looking for exactly that. Through Coldwell Banker's Global Luxury program, the home was marketed in 47 countries and featured in the Robb Report, The Wall Street Journal and Barron's. April also shared it directly with her list of every Coldwell Banker Global Luxury agent.
DeBordieu Colony: a private, low-density stretch of the Atlantic
The Ocean Palace got a cinematic listing film for Instagram and Facebook, plus a longer-form version for YouTube, to reach buyers where they already spend their time. This is the social cut.
Three different agents over two years, and no sale.
New strategy, new photos, virtual staging and a global marketing launch.
A qualified buyer commits after 76 days on the market.
"A record-breaking sale in DeBordieu since 2023," in the seller's words.
Twin oceanfront salons, a catering kitchen, five en-suite bedrooms and direct beach access.
"April Formo was instrumental in helping me sell this truly unique mansion. She understood the importance of executing the assignment to its fullest potential and, most importantly, understood the vision behind the property."Shala Keels · Seller, 123 Pioneer Loop · Google review
How do I begin to express my gratitude for this exceptional woman of strength, integrity, creativity, and grace?
April Formo was instrumental in helping me sell this truly unique mansion. She understood the importance of executing the assignment to its fullest potential and, most importantly, understood the vision behind the property.
April helped unveil a completely different design concept that allowed potential buyers to envision how they could make the home their own. At the same time, she helped me release some of my own ideas and attachments so buyers could truly see the possibilities and create their own vision for the property.
She was always available — whether by phone, in person, or meeting with contractors to bring design ideas to life. Her creativity went even further when she helped buyers use AI design concepts to visualize what their own style could look like in the home.
I couldn't have asked for a better person to help move this sale across the finish line. Her creativity, dedication, professionalism, and ability to think outside the box were truly exceptional.
And together, we achieved what I believe is a remarkable milestone — a record-breaking sale in DeBordieu since 2023.
That's who April Formo is — a creative genius who doesn't just sell a home; she helps people see its possibilities and takes the sale all the way to the finish line!
Thank you again, April, for everything you did. I am truly grateful! ❤️
For April, real estate is about relationships. She grew up on this coast, and she knows its beaches, marshes and waterways like home, because they are.
April is a founding member of the Sollecito Advantage Group at Coldwell Banker Sea Coast Advantage. In 2025 alone, the team closed $125 million in sales, and it has earned Coldwell Banker's President's Elite award and a top 1% production ranking in its market. April specializes in luxury waterfront homes across Murrells Inlet, Pawleys Island, Garden City Beach and Litchfield Beach: oceanfront, marsh-front, creek-front and deep-water properties.
Get a complimentary, no-obligation market analysis prepared by April. It's based on real comparable sales, not an online estimate.
Prefer to talk? Call or text April at (843) 957-5137