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.

06/25/2026

I want to share something I looked at recently because I think it captures something that happens with struggling listings in Central Kentucky that sellers often do not find out about until they look closely at their own listing.

An expired listing in Lexington had been on the market for 62 days. It had gone through two price reductions. Showing activity had essentially stopped. When I read the listing description it was word for word what had been posted when the home first went live more than two months earlier.
Not one update. Not one change. Not one fresh angle or new language to re-engage buyers who might have seen the listing earlier and moved on.

The market had been signaling clearly for over two months that something was not working. And the agent responsible for that listing had made zero changes to the description in response to that signal.

A listing description should evolve when a home is sitting without activity. New language. Updated information about seller improvements. A fresh perspective that gives buyers who previously passed a reason to look again.

What that seller got instead was neglect disguised as patience.
Your next listing deserves an agent who treats your home like their most important priority from day one through closing.

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.

06/24/2026

I want to talk about where buyers in Central Kentucky are actually discovering homes today because I think there is a significant gap between what most listing agents consider marketing and where the buyers you want are actually spending their time.

Putting a home on the MLS is essential. Every listing should be on the MLS. But in 2026 describing an MLS entry as a marketing strategy misses where a large portion of buyer discovery is actually happening.

Buyers in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville are on Facebook in the evenings. They are scrolling through video content on TikTok during the day. They are watching Instagram Reels before bed. They are on YouTube on weekend mornings looking at neighborhood tours and listing walkthroughs. They are encountering homes passively through content that reaches them in an emotional and engaging way before they ever open a real estate search app.
When a listing has video content, drone footage, and active social media distribution reaching buyers in specific areas and price ranges, it gets found by buyers who were not actively searching for it. That passive discovery is how many of the most motivated and competitive buyers in today’s market first encounter a property.
Your listing deserves to be everywhere your buyers actually are.

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.

06/23/2026

I want to explain what aerial drone footage actually does in a real estate listing context because I think it is one of the most impactful and most frequently missing elements in expired listings across Central Kentucky.
Ground level photography is essential. It shows buyers the interior of the home. It gives them a sense of the finishes, the layout, and the condition. But there are things that ground level photography simply cannot communicate.

The full size of the lot. The relationship of the home to its outdoor spaces. The mature trees that line the back of the property. The privacy of the setting. The neighborhood streets and the scale of the surrounding properties. Any water features, outbuildings, or unique aspects of the land that change how the property feels.

When a buyer sees aerial footage of a property for the first time, something different happens. They get a sense of place. They understand the full scale of what they are considering. And for many buyers, that aerial view is the moment when the property goes from something they are evaluating to something they want to experience in person.

Your last listing gave buyers four walls and a driveway shot. Your next listing deserves the full picture.

I am Colin Conway, an FAA licensed drone pilot and the Expired and FSBO Specialist at Red 1 Realty. I personally fly drone footage on every listing I take in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville.

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

06/22/2026

The decision to sell your home without an agent in Central Kentucky usually comes down to one number. The commission. And the logic feels sound. Avoid that cost and keep more money from your sale.

But there is a body of research on FSBO transaction outcomes that I think every seller considering this path deserves to see before they make that decision.

Studies consistently show that homes sold without professional representation tend to sell for less than comparable agent listed properties. The National Association of Realtors has documented this pattern repeatedly over many years and across many markets. The gap in final sale price is not small and it is not fully explained by differences in property type or condition.

When that gap in final sale price is compared to the commission cost, the financial advantage of the FSBO path often shrinks significantly or disappears entirely. In many cases FSBO sellers end up with lower net proceeds than they would have received as represented sellers after accounting for the commission.

This is not a sales pitch. It is data. And every seller in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville deserves to make their decision with the full picture in front of them.

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. I am happy to walk through the real numbers for your specific situation with no pressure and no obligation.

06/19/2026

I want to talk about listing descriptions because I think they are one of the most underestimated and most overlooked elements of why homes expire in Central Kentucky.
When a listing description reads three bedrooms, two bathrooms, updated kitchen, large backyard, it communicates exactly one thing to every buyer who reads it. That the agent who wrote it put in the minimum possible effort to describe a home they are asking someone to spend hundreds of thousands of dollars on.

That description is also completely indistinguishable from hundreds of other listings in the same price range across Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville. Every buyer looking at your listing has read an almost identical description on every other home they considered that week. There is nothing memorable. Nothing specific. Nothing that makes your home feel different or worth prioritizing.
Buyers purchase homes based on feeling. A great listing description creates that feeling before a single showing is ever scheduled. It describes the home in specific, evocative terms that help buyers imagine their life there. It tells a story instead of listing features.
Your next listing deserves a description that actually does the job of selling the home.

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.

06/18/2026

When your home was on the market in Central Kentucky and it expired without a serious offer, there is a question worth asking about where your listing was actually showing up in front of buyers.

The MLS is an essential tool. But it is not where most buyers in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville are spending their evenings. They are on Facebook. They are on Instagram Reels. They are on TikTok and YouTube. They are discovering homes passively through video content and social media posts that reach them in a completely different emotional way than a database search ever could.

When a listing has no social media presence, no video content, no aerial drone footage distributed across platforms, and no targeted digital marketing, it is competing only against listings that do have all of those things. And it is losing that competition every single day it sits without the right buyers ever seeing it.

Your next listing deserves to be everywhere your buyers actually are.

I am Colin Conway, the Expired and FSBO Specialist at Red 1 Realty. I personally manage photography, drone footage, video content, and social media marketing on every listing I take in Central Kentucky.

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

06/17/2026

There is a financial dynamic in FSBO transactions that most sellers in Central Kentucky do not fully understand until they are already in the middle of a negotiation with no one in their corner.

Most FSBO sellers choose to offer a commission to the buyer’s agent. This is common practice and it makes sense because it incentivizes agents to show the property to their clients. But it creates an important asymmetry that sellers need to think through carefully.

The buyer’s agent is a trained professional negotiator. Their legal and ethical duty is to their buyer. Their job is to secure the lowest possible price, the most favorable terms, and the greatest number of concessions they can get for their client. They have access to current comparable sales data. They understand contract language and contingencies. And they have experience negotiating dozens or hundreds of transactions.

You, as an unrepresented FSBO seller, are negotiating against that professional with none of those tools available to you in the same way.

You are funding the professional on the other side of the table. And you have no professional on your own side.

That asymmetry is one of the primary reasons FSBO sellers consistently net less than professionally represented sellers in comparable transactions across Central Kentucky.

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.

06/16/2026

I want to explain something about listing exposure that I think every FSBO seller in Central Kentucky deserves to understand clearly before they commit to going it alone.

When you list your home as a for sale by owner on Zillow, your listing appears on Zillow. Zillow has real traffic and real buyers. But it is one platform.
When I list your home as your agent, the MLS listing automatically syndicates your property to Realtor.com, Homes.com, Trulia, Redfin, Homesnap, and dozens of other real estate platforms simultaneously. Every brokerage in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville that has buyers actively searching receives a notification about your listing. Every agent in the region working with buyers whose criteria match your home will see it in their system.

This is not a minor difference in reach. It is the difference between one platform and an interconnected network of hundreds of platforms and thousands of agents all working simultaneously.

More platforms means more buyers see your home. More buyers means more potential competition for your property. More competition tends to produce better offers and a stronger final sale price.

Your home deserves to be seen by every qualified buyer in the market. A FSBO listing on a single platform is not achieving that.

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.

06/15/2026

If you are selling your home yourself in Central Kentucky, there is something happening in the buyer agent community that most FSBO sellers never find out about until their listing has been sitting for weeks without showing activity.

Buyer agents are generally not motivated to show for sale by owner listings to their clients. This is not personal. It is practical.

When an agent shows a FSBO, they are taking on more work. They need to negotiate directly with an unrepresented seller who may not be familiar with contract terms, contingencies, or standard transaction timelines. They often need to handle coordination and paperwork that would normally be split between two agents. And in many cases they earn significantly less compensation for that additional effort than they would on a standard MLS transaction.

The result is that agents in Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville tend to fill their buyers’ showing schedules with MLS listed properties first. Your FSBO home may be a genuinely excellent property. But if the agents who represent the active buyers in your market are not motivated to bring those buyers to your door, your listing is competing with a significantly smaller audience than you realize.

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.

06/12/2026

If you are selling your home yourself in Central Kentucky and you priced it using Zillow’s Zestimate, I want to share something important with you about how that number is actually calculated.

The Zestimate is an automated valuation algorithm. It processes publicly available data like past sale prices and tax records to generate an estimated value. It has never been inside your home. It does not account for your specific updates, your renovations, your unique features, or what buyers in your specific neighborhood are actually paying this week.

Zillow has publicly acknowledged that the Zestimate carries a meaningful margin of error that varies by market. In Central Kentucky markets like Frankfort, Lexington, Versailles, Lawrenceburg, Shelbyville, and Danville where data can be limited and neighborhood variations are significant, that error can easily run ten percent or more in either direction.

On a 300,000 dollar home that is a potential 30,000 dollar mistake. On a 400,000 dollar home it is 40,000 dollars. You could be leaving significant money on the table by underpricing. Or you could be overpriced to the point that buyers are not clicking on your listing at all.

I provide free honest comparative market analyses for FSBO sellers across Central Kentucky based on real current data. That conversation costs you nothing and could be worth tens of thousands of dollars.

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

Address

Frankfort, KY
40601

Telephone

+15025444029

Website

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