Walk-through and pricing
I walk the home with you room by room. Together we separate what will change a buyer’s offer from what will not. The list price comes from closed sales near your home, adjusted for the factors buyers pay for here: waterfront, elevation and flood zone, lot, condition, and construction era. You see the comparable sales and the competing listings, so the price is a decision you understand.
What we prepare
- Staging guidance: a room-by-room plan based on how the home photographs and shows.
- Editing and decluttering: what stays, what goes to storage, and what shows the architecture best.
- Lighting and finishes: bulb color, fixtures, paint, and flooring.
- Curb appeal: landscaping, the entry, and the approach.
- Trusted vendors: light repairs, painting, cleaning, and landscaping, scheduled so nothing delays the launch.
Documents buyers ask for early
In Florida, buyers and their insurers ask for some documents early. When these are ready before launch, inspections go faster and negotiations stay on facts.
- Wind mitigation report
- Four-point inspection, for older homes
- Elevation certificate
- Permit history and roof age
- For condominiums: milestone inspection and structural integrity reserve study status
The Coming Soon window
When the home is nearly ready, I enter it in Stellar MLS as Coming Soon. For up to 14 calendar days, agents can see it and plan for launch day, while days on market and price history stay at zero. Photography, staging, and final pricing are done in this window, so your home goes Active finished, not as a work in progress.
Frequently asked questions
Do I need to stage my home to sell it?
Not always. Staging helps most in vacant homes and in rooms with an unclear use. I give you a room-by-room recommendation, and you decide what to do.
What is Coming Soon status in Stellar MLS?
Coming Soon is a Stellar MLS status for homes that will go on the market shortly. Agents can see the listing for up to 14 calendar days before it goes Active, and days on market do not count during that time.
Should I make repairs before I list?
Make the repairs that a buyer’s inspector or insurer will flag, and the ones that show in photos. Large remodels seldom return their cost before a sale. I help you sort which is which.