Emerald Coast Real Estate Sellers

SELLERS FAQ

How much do you charge to represent sellers?

You do not pay me directly. I am paid by my broker, Gulf Realty 30A. Your listing contract will be directly with them, and I will be the representing agent. How much does Gulf Realty 30A charge? By law, commissions are negotiable and are agreed upon in writing before you list the property. The vast majority of sellers choose to pay a percentage of the purchase price at closing to compensate their broker. Their broker then shares a portion of their commission with any broker that may represent the Buyer.

Why should I allow the compensation to be shared with the Buyer's Broker?

Because the majority of buyers cannot afford to compensate their own broker, and lenders will not allow them to add this expense onto their mortgage. Before viewing the property, buyers are informed of your offer of compensation to their broker. If it is too little or nothing at all, buyers are not incentivized to view your property, and agents are not incentivized to send your listing to their clients.

How much is my home worth in today’s market?

Home values vary significantly based on:

• Proximity to the beach

• Rental income potential

• Condition and updates

• HOA restrictions

• Roof/HVAC/Water Heater Ages

• Nearby properties that are available or have recently sold

• Condition of neighbor's property

Markets like Destin and Panama City Beach can vary street by street. I provide detailed Comparative Market Analyses (CMAs) with local absorption rates and a recommended listing price range.

What’s the best time of year to sell on the Emerald Coast?

Peak selling season typically starts in March and runs through May. A secondary bump generally happens in early fall and runs through Thanksgiving. But listing in Summer or even during the holidays will attract only the most serious buyers.

Vacation markets like Destin and 30A often see increased buyer activity ahead of peak rental season in the Summer.

Should I renovate before selling?

Focus on:

• Fresh paint

• Updated lighting

• Landscaping

• Minor kitchen or bath upgrades

For rental properties in Panama City, on 30A, or in Destin, showing rental income history can be more valuable than cosmetic upgrades.

How long does it take to sell a home here?

The answer is very neighborhood specific, and will vary between property types (ie - single family vs condo). Let me know what you're selling and I can run the latest market data for you.

What fees do sellers pay in Florida?

Typical seller costs include:

• Real estate commission

• Title fees

• Documentary stamps on the Deed

• HOA estoppel fees

• Pro-rated property taxes and HOA fees

I provide a net sheet before listing so sellers understand projected proceeds.

How do I sell if I live out of state?

I handle:

• Staging

• Professional photography & video

• Showing coordination and preparation

• Inspection negotiations

• Repair Coordination

• Paperless contracts -all documents and contracts are signed online using secure software called docusign.

Closing can take place remotely. Sellers in Destin, on 30A, and in Panama City Beach often close from out-of-state, I'm well-versed in this type of representation.

How do Roof, HVAC, and Water Heater ages affect my sale?

Insurance companies do not like to see shingled roofs, hvac units, or water heaters that are more than 15 years old. Metal roof ages are treated differently between insurance companies. Because of this, if your roof, hvac, or water heater is more than 15 years old, your buyers may not be able to get insurance. If they have a lender, the lender requires insurance before approving the loan. Therefore, be aware you may face delays or cancellations during the closing process if your roof/hvac/water heater age is 15+.

If you have a roof, hvac, or water heater over the age limit, it can be strategic to get a quote from your current insurance company stating they'll re-insure the property for the new owner, and what the approximate cost might be.

FYI: Some roofing companies will agree to put the roof on before closing but get paid on closing day once the home is already under contract.