"Coming soon..." is an excellent excitement-generating tool if used properly. Used too soon, buyers get annoyed by the waiting. Used too close to the listing going live, it's worthless. In your case, until you've completed the exterior (curb appeal) work, I'd hold off using this tactic. When you're to the point where you just have 4-5 days of minor interior prep to complete (and when the yard is done), is when the "Coming Soon..." approach would be appropriate and helpful in drawing attention to your property.

I doubt most would wait long on purchasing something else strictly on a photo of a view, and no idea about the house. If they don't drive by to look, they are going to google whatever old street/aerial view is available. And how those images come across, is going to be their impression of your property when you do present it. Even if it has been fixed up to be fabulous, they may remember what it used to look like and wonder if the work was make-it-look-good flip, or quality. That isn't what you want them to be thinking about during a walk through.

I like a good puzzle challenge. A photo sans listing address, I would try to figure out the property from the view photo features just for fun. Providing house size and details, sans address, just makes that all the easier. Not providing those details, and people will assume the odds are that the house wouldn't be the proper size, BR/BATH etc. to wait.

Personally, I find real estate hype to be annoying.

I laugh at months-old listings that claim "HURRY! THIS ONE WILL BE SNAPPED UP QUICKLY!".

Thanks Everyone. Bad idea for me, as I thought.

You came to the right conclusion. Don't do an extended "coming soon". I am a Realtor and I don't put properties in the market until the work is done and professional photos are completed. Nothing sells like photos especially when you have a view. Coming out too early will hurt you. Coming soon is for a matter of a couple of days...not weeks.

This is when that old saying really has meaning: First impressions count.

I hope you aren't pricing based on realtor.com's 'estimate". You seem to have an agent. Have you discussed prices with her and gotten a market analysis? Have you interviewed three agents for market analyses? I think you need to take a step back and talk to the agents today. A lot of the flip work you intend to do may be very unnecessary if your market is indeed hot.

One more comment: 'flip' has a negative connotation. It implies that you bought the home very recently and completed cosmetic changes and expect a big profit. You have something much better - you have lived in the home for decades. That is a good thing. Don't denigrate yourself by calling it a flip.

Agree with sushipup about the automated valuations seen online. They don't replace what an excellent Realtor can provide to you for actual comps in a well prepared market analysis. The automated valuations do not take into account many factors including view, condition, location (proximity to negative/positive elements) and in some cases they do not take into account the property type! Yep. I've seen condo's compared to SFR's in those automated valuation algoriums - not accurate and not something you want to see in your market analysis.

Deciding upon the realtor and getting them involved early is not early marketing. What the realtor can do for you at this stage is help you determine the best use of your time, effort and money. Go ahead and get them involved. Just don't market it until you are ready.

I've got a friend that I introduced to my favorite realtor two years ago. It's taken two years for my friend to get to the point where he is ready to market his long term home. Now that he's ready, he just experienced a burst pipe in the home. Multiple baths will need to be gutted and repaired. The good news is insurance will pay for the updating of the baths. The realtor is supervising all of the repairs. The owner went to Greece for a few weeks. That's good customer service.

My point is, get the realtor involved. They will help you get things done in the right places.