Luxury home marketing

The Oriole Way property is a modernist mansion with 12,530 square feet of sun-drenched living space nestled in the hills near neighbors such as Keanu Reeves and Leonardo DiCaprio.

“Regular marketing doesn’t work anymore. We’re appealing to a more sophisticated and savvy group of buyers,” Rayni Williams says. “We’re taking it to a whole other level.”

Rayni and Branden Williams say they do whatever they can to make their properties as desirable as possible, including spending $300,000 on events to showcase properties.

Stacy Gottula, left, and Joyce Rey of Coldwell Banker represent the Palazzo di Amore property in Beverly Hills. The mansion is priced at $195 million, the highest in the nation.

Marketing such a property — where the 13,500 bottles of fine wine kept on site are considered a minor selling point — requires tact, creativity and no small amount of capital, experts say.

The estate has a dozen bedrooms, 23 bathrooms, a 27-car garage, a vineyard, a screening room, a bowling alley and ocean views. Above, the wine cellar.

“We have to be one step ahead of the marketplace,” real estate agent Stacy Gottula says. “That’s what our clients come to us for.” Above, the interior of the Palazzo di Amore in Beverly Hills.

Stacy Gottula and Joyce Rey open the Palazzo only to those with a private invitation or who have undergone a financial vetting process. Above, the living room bar area.