The South Florida Seller’s Guide
Here’s the whole process, start to finish, in nine steps. You’ll know what’s happening, what’s expected of you, and what I’m handling behind the scenes at every stage.
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The First Strategy Conversation
Before anything goes on the market, we talk. About your home, yes — but also about why you’re selling, where you’re going next and what a great outcome looks like for you.
What you’ll do
- Share your timeline, goals and any must-haves for the move
- Tell me what you’ve updated and what you know needs attention
- Ask every question you have
What I’ll do
- Walk the home with you
- Talk through the current market for homes like yours
- Outline a prep, pricing and launch plan tailored to your home
Good to know: If you’re also buying, this is when we decide the order. Get my free Buy & Sell Playbook.
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Preparation
This is where a home goes from lived-in to listing-ready. Function first, then presentation.
What you’ll do
- Handle the repairs and service calls we agreed on
- Declutter and pack ahead
- Deep clean before photo day
What I’ll do
- Give you a prioritized fix / refresh / leave-alone list
- Coordinate timing so photos happen after the work is done
- Help you stay focused on what buyers will actually notice
Good to know: The full prep playbook is in Before You List.
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Pricing
Pricing is a strategy. The goal is to position your home well against what buyers are comparing it to right now.
What you’ll do
- Gather updates, permits, warranties, HOA details and your payoff estimate
- Share your bottom-line goals honestly
What I’ll do
- Review recent sales, active competition and pending sales
- Walk you through a pricing recommendation and the reasoning behind it
- Estimate your net so the number means something
Good to know: The home value tool is a helpful starting point, but it can’t see your upgrades, your lot or your condition. That’s what the conversation is for.
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Photography & Marketing
Your listing gets one first impression online. I plan the visuals around what makes your home worth seeing.
What you’ll do
- Get the home camera-ready for photo day
- Be flexible on timing for twilight or aerial shots if we’re using them
What I’ll do
- Plan the shot list: photography, and aerials, twilight, floor plan or video when they fit the home
- Write the listing and launch the marketing
- Put your home in front of buyers and their agents
Good to know: See real examples on my Listing Tours & Marketing page.
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Showings
Once you’re live, buyers start walking through. The goal is easy access and a home that looks like the photos.
What you’ll do
- Keep the home show-ready and step out during showings
- Secure valuables, medications and personal documents
- Plan for pets during showing windows
What I’ll do
- Coordinate showing requests and instructions
- Follow up with buyer agents for feedback
- Share what we’re hearing and adjust if needed
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Offers & Negotiation
Price matters, but so does everything else in the offer: financing, deposit, timelines, contingencies and closing date.
What you’ll do
- Review each offer with me and weigh what matters most to you
- Decide how to respond: accept, counter or decline
What I’ll do
- Break down every offer side by side, beyond the price
- Ask the right questions of the buyer’s agent and lender
- Negotiate hard on your behalf
Good to know: If there are multiple offers, we’ll talk through the options for handling them so you can make a clear decision.
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Inspections
Most buyers will have the home inspected after going under contract. Depending on the contract, the buyer may have a set period to decide how to move forward.
What you’ll do
- Make the home accessible, with utilities on
- Share any relevant receipts, permits or reports
What I’ll do
- Attend or coordinate access
- Review any repair or credit requests with you
- Negotiate solutions that keep the deal moving
Good to know: Contract terms differ. We’ll go through exactly what yours says about inspections and repairs.
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Appraisal
If the buyer is financing, their lender will typically order an appraisal to confirm the value supports the loan.
What you’ll do
- Provide access for the appraiser
- Have your list of updates ready
What I’ll do
- Provide the appraiser with relevant information, such as updates and comparable sales, when appropriate
- If the appraisal comes in low, walk you through the options
Good to know: When an appraisal comes in below the contract price, options can include renegotiating, the buyer covering the difference, or a reconsideration request. What’s possible depends on the contract and the parties.
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Closing
The finish line. Title work, final numbers, a final walk-through and signing.
What you’ll do
- Review the settlement statement
- Plan your move and have utilities transferred
- Leave keys, remotes, gate fobs and manuals for the buyer
What I’ll do
- Keep the title company, lender and buyer’s agent on schedule
- Help resolve any last-minute issues
- Make sure you know exactly what to expect at the closing table
Good to know: Who pays which closing costs is negotiable and customs can vary by county. We’ll review your estimated costs well before closing day.
Every sale has a moment where something unexpected happens. That’s normal. What matters is having someone who saw it coming, has a plan, and stays in your corner until the keys change hands.
This guide is general information about the selling process, not legal, tax or financial advice. Timelines, costs and contract terms vary by transaction. For legal or tax questions, please consult a qualified professional.
Ready for Step One?
Let’s sit down, walk your home, and build a plan around your goals.