Pre-listing walkthrough
A candid assessment of condition and what is worth addressing before launch.
Overview
A clear approach to seller marketing.
Almost every disappointing sale traces back to the same decision: the price at launch. A property listed above what the data supports collects days on market, then price reductions, then the assumption from every buyer's agent that something is wrong with it. By the time it corrects, it typically sells for less than a correctly priced listing would have earned in the first three weeks.
I price from comparable sales, absorption rate, and current competing inventory — and I show you the analysis rather than asking you to trust a number.
Before we agree on a price, you get a written net sheet showing what you would actually walk away with. Sellers should make that decision with the net figure in front of them, not the gross.
What's Included01 02 03 04 05 06
Details handled before they become problems.
Comparative market analysis
Written pricing analysis using comparable sales, current competition, and absorption rate — with the reasoning shown.
Seller net sheet
An itemized estimate of your proceeds, including documentary stamp tax, title, prorated taxes, association estoppel, and payoff.
Professional media
Photography, and where the property warrants it, video, floor plan, and aerial.
MLS launch and syndication
Accurate, compliant listing content distributed across the major portals.
Negotiation and contract management
Offer analysis, counter strategy, inspection and appraisal negotiation, and deadline management through closing.
How It Works
A process with the right questions at the right time.
Consultation and walkthrough
I see the property, we discuss your timeline and constraints, and I identify anything affecting value or marketability.
Pricing analysis and net sheet
I prepare the comparative market analysis and the net proceeds estimate together. You decide on price with both in hand.
Preparation
A prioritized list of what to address before launch, separated into what changes the sale price, what changes the speed of sale, and what changes neither.
Media and launch
Photography, listing content, MLS entry, and syndication. Launch timing matters and we will pick it deliberately.
Showings and feedback
Structured showing management with feedback reported to you honestly, including the feedback you would rather not hear. Two weeks of consistent objections about the same thing is data, and we act on it.
Offers and negotiation
Every offer is evaluated on more than price: financing type and strength, deposit, inspection and appraisal terms, closing timeline, and the realistic probability it closes.
Contract to close
Deadline tracking, coordination with title and the buyer's lender, inspection and appraisal response, and closing.
Who This Is For
Transaction needs this service is built to address.
- Selling a property you have owned long enough that the market has changed substantially since you bought
- Selling a condominium in a building with assessment or milestone inspection questions that buyers will ask about
- Selling on a timeline tied to another transaction
- Testing whether the number you have in mind is supported by current data before committing to a listing
Coverage
Where I work.
Each city page covers the 2025 property tax rates, condo and association issues, and what buyers in that market check first - the same things that decide how your listing is priced and received.
FAQ
Questions worth answering before you start.
What does it actually cost to sell a property in Florida?
The main line items are brokerage compensation, documentary stamp tax on the deed, title-related charges, prorated property taxes, association estoppel fees for condominium and HOA properties, and your mortgage payoff. Documentary stamp tax is $0.70 per $100 of consideration in Broward and most of Florida. Miami-Dade is the exception: $0.60 per $100, plus a $0.45 per $100 surtax that does not apply to transfers of a single-family residence. Who pays which item is negotiable and varies by county custom. Your net sheet itemizes all of it.
How do you decide on a list price?
Closed comparable sales first, adjusted for genuine differences in size, condition, view, floor, and age. Then current competing inventory, because your listing competes against what is available now, not what sold six months ago. Then absorption rate, which tells us whether the market is favoring buyers or sellers at your price point. I show you the analysis.
Should I make repairs or renovations before listing?
Sometimes. Some improvements return more than they cost, many return less, and a few return nothing at all in a given price bracket. This is what the pre-sale consulting conversation is for, and it is worth having before you spend anything.
How long will it take to sell?
It depends on price point, property type, and how the property is priced at launch. Rather than quote an average, I will show you current days-on-market data for comparable properties in your specific area and price range during the listing consultation.
What if my building has an open assessment or a milestone inspection issue?
It needs to be handled directly and disclosed properly. Buyers and their lenders will find it during due diligence, and discovering it late is what kills deals. Florida law requires disclosure of known facts materially affecting value that are not readily observable, and a known assessment generally qualifies. We position it with the information in hand rather than hoping it goes unnoticed.
Start the conversation
Find out what your property is worth.
786.828.6925 · ilya@paramounthomegroup.com