Colin Conway - Red 1 Realty

Colin Conway - Red 1 Realty Central Kentucky Realtor® with Red 1 Realty. Serving Frankfort, Lexington, Versailles, and surrounding areas.

I specialize in helping FSBOs and expired listings finally get sold using modern marketing, drone video, and social media. Colin Conway, Realtor® | Red 1 Realty

Serving Central Kentucky with modern, results driven real estate marketing. I help homeowners who are frustrated with trying to sell on their own or who have had their listings expire without success. My approach is built on honesty, comm

unication, and consistent follow through backed by high quality media, drone photography, video marketing, and strategic online exposure. Whether your home was previously on the market and didn’t sell, or you're a FSBO looking for better results, I offer a refreshed plan designed to attract serious buyers and get your property sold. What I Provide:
• Full-service listing strategy from pricing to negotiation
• Professional photos, drone video, and walk-through media
• Social media marketing across Instagram, Facebook, TikTok, and YouTube
• Dedicated communication and weekly updates
• Experience across Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, Harrodsburg, Danville, and surrounding areas

If you're considering selling or simply want an honest conversation about your options, I'm here to help.

06/03/2026

I want to talk directly to every homeowner in Central Kentucky who is currently planning to wait until spring to put their home on the market, because I think there is an important part of that plan that does not get examined closely enough.
The idea that spring is the best time to sell your home comes from real data. More buyers are active in April and May. Weather improves. Curb appeal is better. There is genuine truth to the seasonal pattern.

But here is what that same data also shows. More sellers list their homes in spring than any other time of year. More inventory hits the market in April and May simultaneously with the buyer surge. Your competition increases right alongside the buyer activity. The advantage you expected from timing the spring market is significantly reduced the moment every other seller in your area makes the same decision you did.
Right now, before that spring listing surge, there are motivated and financially qualified buyers actively searching in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville. These are people whose timelines are driven by job relocations, life circumstances, and legal situations, not by the season. They need a home now. And they have fewer listings to compare yours against than they will in April.

That is a real advantage that disappears in the spring.

I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. Call or text me at 502-544-4029 or send me a message right here. Let us talk about getting your home in front of the buyers who are looking right now.

06/02/2026

I want to talk about something I see happening with listings in Lawrenceburg and Anderson County on a very regular basis because I think it is one of the most costly and preventable mistakes sellers make in this market.

Most sellers arrive at their listing price by calculating what they paid for the home, adding in what they have invested in improvements, and figuring out what they need to net in order to accomplish their next financial goal. That number feels logical. It feels fair. It feels like it is grounded in real numbers.
The problem is that buyers in Anderson County are not considering any of those factors when they evaluate your listing.

They are comparing your home to every other property that has sold in the area in the last 90 days and making a binary decision about whether your price is supported by those comparisons. When it is not supported by the data, they do not make low offers. They do not call with questions. They simply move on to a listing where the price makes more sense to them.

That silence is not the market being slow. That silence is a pricing signal. And every week that passes with your home sitting on the market adds to the perception among buyers that something must be wrong with the property, even when nothing is wrong at all.

The reset starts with an honest comparative market analysis based on what buyers have actually paid in Anderson County in recent weeks. And it continues with a presentation built to make buyers feel that price is completely justified the moment they see the listing.

I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. Call or text me at 502-544-4029 or send me a message right here. Let us have an honest conversation about the real number for your home.

06/01/2026

I want to explain something about aerial drone footage and why I personally fly it on every single listing I take in Central Kentucky, because I think it is one of the most misunderstood and underutilized tools in real estate marketing in this region.

When a buyer has been scrolling listings for twenty or thirty minutes, every home starts to look the same. Living room, kitchen, bedroom, bathroom. The properties blur together and nothing feels urgent. Nothing feels special enough to act on today rather than waiting to see what else comes up.

And then they see an aerial shot.
A photo from above showing the full lot, the mature trees, the pond that is invisible from the street, the neighborhood layout, the privacy of the backyard setting. Suddenly they are not evaluating a listing anymore. They are imagining a life. And that shift from evaluation to imagination is exactly where the decision to buy gets made.

I am an FAA licensed drone pilot and I fly aerial footage on every listing I take in Frankfort, Versailles, Lawrenceburg, Shelbyville, Lexington, and Danville. Not as a premium feature that some sellers get. As the standard on every home I represent. Because every seller deserves a presentation that shows buyers the full picture of what they are considering purchasing.

If your current listing or your last listing did not include aerial drone footage, your buyers never got to see your property the way it actually looks.

Call or text me at 502-544-4029 or send me a message right here. Let me show buyers what your home really looks like.

05/29/2026

If you have been watching a neighbor’s home sell in Versailles or anywhere in Central Kentucky while your listing continues to sit without activity, I want to explain something that most agents never take the time to walk sellers through.

When buyers compare two similar homes in the same neighborhood, one of them creates an emotional response and the other creates doubt. The one that creates urgency gets the offer. The one that creates doubt gets more days on market.

But here is what makes this even more urgent for you right now. That sold sign down the street is not just frustrating to look at. It is actively being used against you by buyers and their agents. Every time someone looks at your listing they are comparing it to that recent sale and using it as evidence that your home is overpriced. And the longer your home sits after that comparable sale, the more leverage buyers feel in any negotiation.

The window to reset your listing and get back in front of the next wave of buyers with a stronger presentation and a better supported price is short. Every week that passes makes the reset harder and gives buyers more ammunition.

I work with sellers in Versailles, Frankfort, Lawrenceburg, Shelbyville, Lexington, and Danville who are ready to stop watching and start moving.

Call or text me at 502-544-4029 or send me a message right here on Facebook. Let us make yours the next sold sign on the street.

05/28/2026

After selling 1100 Alexandria Drive in Stoneybrook Estates for $275,000, two additional buyers submitted backup offers and still have not found a home in this neighborhood. That buyer demand does not disappear between transactions. If you own a home in Stoneybrook Estates and have been thinking about selling, this is exactly the kind of market you want to enter. To see current neighborhood data and request a free home valuation, call me directly at 502-544-4029.

05/28/2026

I want to share a real situation with you from a Lexington listing that illustrates something I see happen with expired homes across Central Kentucky over and over again.

This home had been on the market in Fayette County for 54 days with very little activity. One price reduction had already happened. Showings were coming in at about one every ten days.

The listing photos were taken on a rainy overcast afternoon and every exterior image showed gray skies and wet pavement. Inside photos were dark and flat. There was no aerial drone footage at all.
When I looked at the comparable sales data for that specific neighborhood, I found that every comparable sale for the previous 90 days had gone under contract within 21 days of the listing date. Every single one. Buyers were active. The market was moving. Other homes were selling. The presentation and the pricing were the only things working against this particular home.

We pulled the listing and I personally came back out on a clear sunny morning. Shot every room until the photos looked the way the home actually felt to walk through. Flew the drone and captured footage that showed buyers things the old listing had never shown them. Edited every image carefully. Updated the price by three percent to align with the most current Fayette County comparable sales.

Listed Thursday. Three showings on Friday. Two more on Saturday. Offer accepted on Sunday.
Same house. Same neighborhood. Same market. Completely different result.

If your home is sitting or just expired in Central Kentucky, that same transformation is available to you.

Call or text me at 502-544-4029 or send me a message right here on Facebook.

05/27/2026

I want to walk you through something that happens with expired and stale listings in Frankfort that most sellers never fully understand because they never get to hear what buyers are actually thinking.

When a buyer encounters your listing during a scroll session, they are making a decision in under two seconds based entirely on that first photo. If it does not stop them, they are gone. No click, no address saved, no showing requested. Just a swipe and on to the next listing.

If they do click through and the price feels high relative to what they see in the photos, they are not going to pick up the phone and make a low offer. They are just going to move on and check back later to see if the price drops.

And if they show up for a showing and they liked the home but did not feel urgency, they will tell themselves to wait. They will wait for a price reduction that tells them you are motivated. And by the time that happens they may have already found something else.

The way to break that entire cycle is to make sure your listing creates urgency rather than patience from the very first image. Photos that stop the scroll, aerial drone footage that creates emotional connection, and a price so well supported by current Franklin County data that buyers feel like they need to move before someone else does.

I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. That is what I build for every listing I take in Frankfort.
Call or text me at 502-544-4029 or send me a message right here.

05/26/2026

I want to share a story with you about a seller in Shelbyville who called me after 87 days on the market, two price reductions, and weeks of silence from her agent.
She said four words that I hear from expired sellers far too often. I am done trying.

She was emotionally drained and ready to pull the listing entirely even though she needed to move closer to her family. She had spent months cleaning her home for showings that barely came and she had nothing to show for it.

When I walked through the home I understood immediately what had happened. Beautiful property. Updated kitchen, hardwood floors, and a backyard that I knew would photograph spectacularly from the air. But the listing had two dark phone photos and one exterior shot from the street on a cloudy day. That was it. No professional photography. No drone footage. No marketing beyond the basic MLS entry.
I personally came out on a bright clear morning, shot every room until the photos reflected how the home actually felt to be inside it, flew my drone over that backyard, and edited everything until the listing looked the way the home deserved to look. We corrected the price to align with current Shelby County comparable sales and relaunched with a full marketing push.

She had showings scheduled before the listing went live on the MLS. A signed contract came in 11 days later.

If you are at the point where you are ready to give up on selling your home in Central Kentucky, please reach out to me before you make that decision.

Call or text me at 502-544-4029 or send me a message right here on Facebook. Your home is not the problem.

05/25/2026

If you are selling your home yourself in Central Kentucky and spending every weekend hosting open houses, I want to share something with you that I think is really important.

Open houses feel productive. You are cleaning your home, you are meeting people, you are getting foot traffic. But the data tells a very different story. Less than two percent of homes sell as a direct result of an open house.

The people walking through on Saturday are mostly neighbors who are curious, early stage buyers who are not remotely ready to make an offer, and tire kickers who will never buy your specific home. The serious, motivated, pre-approved buyer who could actually close on your home this month is not at your open house. They are sitting at home reviewing listings with their agent, making decisions based on photos and aerial footage before they ever visit a property.

The sale is won online long before anyone walks through your front door. And if your online presence as a FSBO seller is not competing with fully marketed MLS listings, you are losing buyers before they ever find your address.

I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. Let me show you what full market exposure looks like for your home in Central Kentucky.
Call or text me at 502-544-4029 or send me a message right here on Facebook.

05/22/2026

To every homeowner in Central Kentucky whose listing recently expired, I want to answer the question I know you are sitting with right now.

Should you wait for the market to improve or get back on the market as soon as possible?

The answer is get back on the market. But only if the strategy is completely different from what your last agent used.

Here is what I need you to understand. The market is not what rejected your home. Homes are selling in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville every single week. What rejected your home was the pricing strategy and the presentation used the first time around.

Every month you spend waiting is another mortgage payment, another insurance bill, and another property tax installment on a home you are trying to move on from. That is real money leaving your pocket while you wait for something that may not come.
I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. I work with expired sellers across Central Kentucky to build a completely different strategy the second time around. Honest pricing, professional presentation, aerial drone footage, and a marketing relaunch that actually creates urgency.

Call or text me at 502-544-4029 or send me a message right here on Facebook. The market is ready. Let us talk about whether you are.

Address

Frankfort, KY
40601

Telephone

+15025444029

Website

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