Home · Sellers
For Sellers

Selling in Northeast Florida, without the games.

A pricing strategy based on real comps for your actual block. A net sheet that shows your real take-home before you sign anything. And an agent who will tell you when waiting six months is worth more than listing today.

📊 Free Home Value🧮 Free Net Sheet
The Approach

How I actually price your home

Every Zestimate is a guess — it has no idea your kitchen was renovated last year or that the master bath has the original tile. Pricing your home right takes physical comps from your specific neighborhood (not your ZIP code), an honest read on current days-on-market, and an understanding of where buyers in your price band are actually shopping. I do this for free, no signup, same-day. If pricing is wrong by 3%, you lose 6 months. If pricing is right, you sell in three weeks.

The Timeline

From "thinking about it" to closing day

Week -8 to -4 · Strategy call

Free 30-minute conversation. We talk about your timeline, your number, what's behind the move. No commitment. If you're not ready yet, I'll tell you that too — and check back when you say to.

Week -4 to -2 · CMA + walk-through

I run real comps for your specific block, walk the house, identify the 3-5 things worth fixing before listing and the 10 things buyers won't notice. Net sheet shows your actual take-home.

Week -2 to 0 · Prep + photography

Pro photos (drone if relevant), 3D walkthrough, full listing description, agent-only remarks, and an MLS listing that doesn't sound like every other one.

Week 1-3 · Live on market

Showings, feedback loop, weekly market report. We adjust price if needed within 14 days — never wait 60 days like agents who hope.

Offer to closing · 30-45 days

I handle the offer review, counter-strategy, inspection negotiation, appraisal protest if needed. You sign at closing and get paid.

Free Tools

Two things you can use right now

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Free Home Value (CMA)

Real comps for your address, not a Zestimate. Email response same day. No spam, no pressure.

Get my CMA →
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Seller Net Sheet

See exactly what you'll walk away with after all fees, taxes, payoffs, and concessions. Interactive — you can play with scenarios.

Run the numbers →
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Strategy Call

30 minutes, no agenda. If you're not ready to list, that's fine — I'll tell you what to do instead.

Book the call →
Frequently Asked

Real questions sellers ask me

Should I sell now or wait?
Depends on (1) what's happening in your specific submarket — Avondale Q1 was down 2% YoY, Nocatee was up 3%, neither moves on the macro headlines, and (2) your timeline and reason to move. The honest answer for some sellers is "wait six months" — and I will tell you that even though it costs me a commission.
What's your commission?
Standard listing-side is 2.5-3% and we negotiate buyer-side per the new NAR rules. I'll show you the math in writing before you sign anything. Lower-priced homes often get the same rate; multi-million dollar listings can negotiate.
Do I need to repaint / stage / renovate?
Usually no major work. The 3-5 highest-ROI items are: declutter, deep-clean, fix anything visibly broken (cracked tile, busted screen door), neutralize the strongest paint colors (lime green, dark navy bedroom), and good photos. Anything beyond that, we discuss case-by-case.
What if my home doesn't sell?
Listings expire if priced wrong. We adjust within 14 days based on showings, feedback, and competing listings. If we have to drop, we drop once decisively — never a series of small "creeping" reductions that signal weakness.
What about Opendoor / iBuyers?
They'll usually offer 8-12% below market for the convenience of a fast cash close. If you genuinely need to close in 14 days, they're an option. Otherwise the math doesn't work — that's $30K-$60K you're handing them on a $400K home. We can usually get you a real-market close in 30-45 days.
How long does it take?
In NE FL right now: median days on market is 30-60 depending on submarket. Priced right with good photos, you'll typically have offers in 2-3 weeks and close 30-45 days after that.
Do I owe capital gains?
If it's your primary residence and you've lived there 2 of the last 5 years, the first $250K (single) / $500K (married) of gain is excluded under §121. Above that, talk to a CPA. Florida has no state capital gains tax, only federal.
Can I sell before paying off my mortgage?
Yes — closing pays off the existing mortgage from sale proceeds before you receive funds. The net sheet shows exactly how this works for your loan balance.

Ready to see your actual number?

Free CMA, real comps, same-day response. Tell me your address and I'll get to work.

📊 Get my free home value
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