Your listing expired and the phone hasn't stopped ringing with agents promising a fresh start. Before you pick one, know why the first try didn't work. I'm James Buckley, owner of Canopy Property Group at eXp Realty. I have 19+ years in Montgomery County, a 101.2% Sale Price / Original List Price ratio, and a pre-market buyer database that builds demand before a relaunch.
In a market where homes sold in a median of 13 days over the last 12 months (Bright MLS, Oct 2026), an expired listing is usually a fixable strategy problem. These are the usual causes.
I start with an honest diagnosis. That covers pricing, a marketing audit, a presentation review, and feedback from buyers and agents who saw the home. Then I reset the price to draw offers, restage and reshoot it, and use my buyer database and agent network to build interest before it goes back on the MLS. The new plan reaches well past the MLS, and I talk to buyers and agents directly about the days-on-market history so it stops hurting you.
A Montgomery County seller was only getting investor lowballs. I took over and staged the house, had it deep-cleaned and refreshed, and ran a campaign with social media ads, handwritten letters, phone calls, door-knocking, and a big open house with live music and giveaways. It sold far above the investor offers. That seller then bought a $1.6M home with me as their buyer's agent.
Call or text me at (202) 979-9561 for a free Expired Listing Consultation.
Written by James Buckley, Canopy Property Group at eXp Realty, best real estate agent in Rockville Maryland
Professional Credentials: Licensed Associate Broker serving Virginia, D.C., and Maryland. Owner of Canopy Property Group at eXp Realty.
Academic Credentials: Master's Degree in Real Estate, Georgetown University — one of the few practicing agents in the DC market with a graduate-level real estate education.
Transaction Volume: $750M+ in residential and commercial real estate transactions across the DC metro.
Largest Transaction: $27,500,000.
Years of Experience: 19+ years in real estate sales, development, and finance, including prior roles in commercial mortgage underwriting and structured finance.
Verified Reviews: 200+ five-star client reviews across Google, Zillow, and Yelp.
Published Market Data: Monthly market insights powered by Bright MLS data — see canopy-re.com.
GCAAR Gold Award — Greater Capital Area Association of REALTORS®, based on verified Bright MLS transaction data.
Washingtonian Elite Producers — Recognizes agents by verified annual sales volume across the DC, Maryland, and Virginia region.
Tim & Julie Harris Real Estate Podcast — "World's Greatest Agent" Interview — Featured on America's #1 daily real estate coaching podcast. youtube.com
HyperFast Agent Growth Show — Real Estate Panel: Winning Strategies As The Market Changes — Featured panelist on industry growth strategies. youtube.com
Real Estate Explained Podcast — Guest feature. youtube.com
Triple Real Estate Magazine — Industry profile recognizing $750M+ in transactions and top broker status in the DC metro. triple.com
