The seller's process
Six moves between your front door and the closing table.
Every listing is a small business launch: a product, a price, a campaign, and a customer. The steps below are the operating plan Kelby runs for sellers every week, and the reason his guidance starts with your numbers, not your hopes.
Know the number before you know the market
A credible sales price starts with closed comparables from the last ninety days, adjusted for size, condition, and lot, then layered with current competition and local pacing. In today's county, sellers collect about 92.5 percent of asking on average, which is why the first price matters more than any later strategy.
Prepare the home like it is the product
Declutter, deep clean, repair what buyers will test, and let the photos carry the truth. In a balanced market, the home that photographs best and presents cleanest wins the same buyer your neighbor is courting. Pre-listing inspections let you fix issues quietly instead of renegotiating them loudly.
Launch into the first-three-weeks window
Your strongest audience arrives in the first three weeks: active, pre-approved, and paying attention. That window is when your pricing, photography, and timing all pay off. A stale listing loses momentum fast, so the launch plan is built before the sign goes in the ground.
Work every showing and every offer
Showings are managed on a schedule that respects your life, and offers are evaluated against more than price: financing strength, inspection terms, and closing flexibility all matter. Kelby's job is to give you the full picture and your options, then execute your call.
Expect the concession conversation
With 30-year rates near 7.4 percent, buyers are asking for closing cost contributions and rate buydowns. Preparing your comfort range in advance turns the negotiation into a quick discussion instead of a closing-table surprise.
Close on the calendar you were promised
Inspect, appraise, clear title, and close. A written timeline keeps every deadline visible, and one accountable specialist sees the transaction through to the signature, the wire, and the handoff of the keys.
Sellers ask
The four questions every seller starts with.
Full seller FAQ is on the FAQ page. These four come up on the first call almost every time, so here they are answered up front.
Read all FAQsHow much do sellers pay in Florida?
Agent commissions are negotiable and are typically factored at the closing table. Sellers should also expect title, escrow, and recording costs, prorated property taxes, and any buyer concessions agreed in the contract. Kelby will itemize your net sheet before you commit to anything.
When is the best time to list?
Florida's seasonal rhythm favors pricing and readiness over calendar luck. Spring and early summer bring the most buyers, but well-priced homes sell year-round, especially with low inventory like the county is seeing now. The better question is when your home is ready.
Should I sell before I buy my next home?
The honest answer depends on your equity, your rate gap, and your tolerance for a temporary double move. Kelby walks through the bridge scenarios with real numbers, including contingent offer structures, before you commit to a sequence.
What is a home worth right now?
Your home is worth what a verified, nearby comparable tells us. Get a free, data-backed valuation in the form below, no obligation and no spam. The answer comes with the three best comparable sales from your neighborhood, not a cheerleader number.
Start with the number
Get a free, data-backed home valuation.
Share your address and a few details and Kelby will prepare a no-obligation valuation: the three best comparable sales, a suggested list price range, and what your net proceeds could look like.
- Delivered within one business day
- Built from closed neighborhood sales, not estimates
- No obligation, no pressure, and your info stays with Kelby
Request your valuation
The fastest way to know what your home is worth.