— Selling your home
Selling well is small decisions, done right.
Pricing, prep, photography, negotiation — none of them are flashy, but together they determine whether your home sells in ten days at list or ninety days at 94% of list. Here's how I approach each one.
01
Price to the market, not the Zestimate
Most sellers start with a price in mind and work backward. I start with comps from the last 60-90 days in your exact neighborhood, adjust for differences, and show you the range. Zillow estimates are directional — they miss renovations, lot premiums, and recent micro-market shifts. Pricing correctly on day one consistently nets more than listing high and chasing the market down.
02
Prep that moves the needle
You don't need a $40K remodel to sell well. You need the RIGHT small investments. Priority list (in order): declutter + deep clean, interior paint in neutral tones, landscape refresh, any obvious deferred maintenance (stained ceilings, broken fixtures). Skip: kitchen remodels, bathroom overhauls, pool resurfacing — buyers discount these heavily if they're new.
03
Photography + video that sell the lifestyle
Listing photos drive 80% of click-throughs on Zillow/Realtor. I use professional photographers on every listing — no phone photos, no iPhone drone. For higher price points I add matterport 3D tours, video walkthroughs, and aerial drone. Buyers see your house on their phone before they ever walk in; that first impression IS the marketing.
04
Market where buyers actually are
MLS syndication to Zillow/Redfin/Realtor.com is table stakes. What makes a difference: a targeted social media boost to similar-profile buyers in your metro, a Just Listed email to my buyer pipeline, and old-school neighbor invitations. Open houses still matter, done thoughtfully — first weekend only, catered, staged presence.
05
Vet every offer, not just the top-line number
The highest offer is not always the best offer. I'll summarize each one on: price, financing type (cash > conventional > FHA > VA for seller friction), inspection window, earnest money, closing date flexibility, and appraisal contingency. Sometimes a $10K lower cash offer nets you more than a financed offer that might fall through at the appraisal.
06
Inspection + appraisal: negotiate, don't capitulate
Nearly every deal has an inspection response. Most sellers over-concede. I'll help you classify buyer requests into: genuinely material (safety, structural, roof integrity), negotiable (minor repairs, credits), and decline (cosmetic, not in contract). Same for appraisal — low appraisals don't mean you have to drop price; they mean we explore options.
07
Closing: the last mile
Title company handles most Florida closings. I stay involved through final walkthrough, prep the closing disclosure review with you 3-5 days out, and sit with you at the closing table. Once the deed is recorded and wire funds arrive (usually same day), we're done.
“The sellers who net the most aren't the ones with the fanciest homes — they're the ones willing to price correctly on day one. Almost every time.”
— Ben Laube
What's your home actually worth?
A real comparative market analysis, not a Zestimate. No obligation. Usually back within two business days.