For Sellers
An honest number, not a flattering one.
What you hope your home is worth and what the market will pay are not always the same number. I believe you are better served by the honest one, because it protects both your time and your final price.
How I Help
What actually happens when you list with me.
We price it honestly
The valuation is built on closed sales rather than on hopeful asking prices. I will show you the comparable sales I used and explain every adjustment, including the ones that work against us.
We fix what changes the outcome
I give you a short list of what is worth doing and a longer list of what to leave alone. Roof and insurability come first, because those decide whether a financed buyer can close at all.
It goes to market properly
Your home goes to market with photography that shows the light and the water, accurate measurements, complete disclosures ready on day one, and syndication everywhere buyers are looking.
I negotiate and then I hold it together
Most transactions here are tested at inspection, appraisal, or insurance. I stay on all three, and you hear from me before you have to ask.
What buyers see first
Almost everyone meets your home on a screen before they ever stand in it, which means the photographs decide whether a showing gets booked at all. I have them shot in the right light, and I choose the order they appear in, because the opening frames do most of the work.
How it shows
A buyer decides how they feel about a home before they are through the door. Trimmed landscaping, a clean roofline, paint touched up where the sun has taken it, and the water side tidied if you have one. None of that is expensive, and it sets the mood for every showing that follows.
Home Valuation
Find out what it is worth.
Tell me about the property and I will put together a real valuation. Closed comparable sales, an adjustment for the things that move value here, a suggested range, and an estimated net sheet so you can see what you actually walk away with.
- What has actually closed near you, not what neighbors are asking
- How roof age and insurability are affecting your buyer pool
- Flood zone and elevation, and what that means at your price point
- A suggested list range and the reasoning behind it
- An estimated net sheet showing your proceeds
Questions
What sellers ask most.
How do you decide what my home is worth?
I walk the property, then pull what has actually closed near you in the last few months rather than what people are asking. Asking prices tell you what sellers hope for. Closed sales tell you what buyers paid. From there I adjust for the things that move value on the Gulf Coast specifically, which are roof age, elevation and flood zone, whether the windows are impact rated, water access, and for condominiums the health of the association. Then I give you a range and my honest read on where in that range your home lands.
What should I fix before listing?
In Florida the roof is usually the first question, because it is the thing most likely to stop a sale. Many carriers will not write a new policy on an older shingle roof, and if a buyer cannot get insured they cannot close. Age of the water heater and the electrical panel matter for the same reason. After that it is the ordinary things, which are paint, landscaping, and getting the clutter out so the rooms read as large as they are. I would rather tell you to skip a renovation than watch you spend money you will not get back.
What do I have to disclose when I sell in Florida?
Florida sellers have a duty to disclose known conditions that materially affect the value of the property and that a buyer could not readily see. Since October 2024 there is also a specific requirement to disclose flood history on residential sales, including past flood damage and any flood related insurance claims or federal assistance received. My advice is always the same, which is to disclose more than you think you need to. Disclosure protects you. A buyer who learns about a condition up front can weigh it and make an informed decision, while a buyer who discovers it after closing is how sellers end up in litigation.
How long are homes taking to sell here?
It varies more by segment than by season now. Well priced mainland homes in the ranges most buyers shop tend to move in weeks. Island property, higher price points, and units in associations with assessment questions take considerably longer, sometimes several months. The single largest factor is still the list price. A home priced correctly gets attention in the first two weeks, and a home priced hopefully tends to sit and then sell for less than it would have originally.
What does it cost to sell?
Plan on brokerage compensation, title and closing costs, documentary stamp tax on the deed, any county or municipal items, prorated taxes, and whatever you agree to credit the buyer after inspection. Commission is negotiable and always has been, and since the 2024 industry settlement the way buyer agent compensation is handled is discussed and agreed up front rather than assumed. When I give you a valuation I give you an estimated net sheet with it, so you see the number you walk away with and not just the list price.
General information about selling in Manatee and Sarasota counties, not legal, tax, or insurance advice. Disclosure obligations, contract terms, and tax consequences should be reviewed by an attorney or a tax professional. A valuation prepared by a real estate agent is not an appraisal.