For Sellers
Priced from evidence, not enthusiasm.
Most listing appointments start with a compliment about your kitchen. Mine starts with comparable sales, days-on-market curves, and what the last buyers in your neighborhood actually paid versus asked. You’ll leave knowing your number, and exactly how I defend it.
What I’ll Do For You
A seller’s game plan
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Data-driven pricing
A precise, comparable-based valuation, priced to attract strong offers without leaving money on the table.
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Standout marketing
Professional photography, staging guidance, and premium placement across the Coldwell Banker network and major search portals.
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Maximum exposure
Your home in front of the right buyers, local, relocating, and international, through a globally recognized brand.
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Skilled negotiation
I negotiate hard on price and terms, manage inspections and appraisals, and keep your net proceeds front and center.
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Smooth transaction management
From listing to closing, I coordinate every deadline, document, and vendor so nothing slips.
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Clear, constant communication
Regular showing feedback and market updates, you’ll always know exactly where things stand.
The Path To Sold
How selling your home works here
Six steps from pricing to net proceeds. Tap any step to see what happens and where I come in.
Step 1 of 6 · Comparable-based valuation
Price It Right
What happens
Set the list price off real, recent comparable sales, not an automated estimate. In this market the right price also accounts for how HOA, CDD, and insurance costs shape your buyer pool.
Where I come in
I run a comparable-based valuation with the real local math and price your home to sell without leaving money on the table.
Thinking about selling? Let’s talk about your number, no obligation.
Readiness Check
Are you ready to sell?
Tick what’s already true, no email required, and see where you stand plus your best next step.
Check what’s true for you
Your readiness
Exploring
Smart to plan early. Let’s start with a real, no-obligation valuation and a game plan built around your timeline.
Home Valuation
Know your
home’s value
I’ll prepare a personalized, comparable-based valuation, not an automated guess, so you can plan your next move with confidence. No obligation, ever.
- Based on real, recent comparable sales
- Reflects your home’s condition & upgrades
- Includes current market timing insight
No Surprises
What selling actually costs
Every line item that shows up at a Florida closing, and who customarily pays it in Sarasota and Manatee counties.
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Agent Compensation
Fully negotiable and agreed with your listing brokerage in writing, it is never a fixed, industry-set rate.
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FL Documentary Stamp Tax
$0.70 per $100 of the sale price in every Florida county except Miami-Dade. By custom, the seller pays it in Sarasota and Manatee counties, though the contract controls.
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Title & Closing Fees
By local custom in much of Southwest Florida, the seller covers the owner’s title insurance policy; other closing fees are negotiable.
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Prorated Taxes & Dues
Property taxes and any HOA or CDD assessments are prorated to your closing date, so you only pay for the time you owned the home.
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Capital Gains (Federal)
Florida has no state income tax. Federally, if it was your primary residence 2 of the last 5 years, you can generally exclude up to $250,000 (single) or $500,000 (married) of gain. Confirm your situation with a tax professional.
✓
Your Net Sheet
A line-by-line estimate of what you walk away with, sale price minus payoff, compensation, stamps, fees, and prorations. I prepare one before we ever talk about listing.
Market at a Glance
Sarasota & Manatee, right now
Source: Florida REALTORS® / Stellar MLS
Sarasota County
July 2026 · Single-Family Homes
Median Price
$493,500
+5.0% vs. July 2025
Months of Supply
3.9
Down from 5.6 last year
View Full Report →
Manatee County
July 2026 · Single-Family Homes
Median Price
$495,000
+1.0% vs. July 2025
Months of Supply
4.1
Down year-over-year
View Full Report →
Southwest Florida Metro
July 2026 · Single-Family Homes
Median Price
$495,000
+3.1% vs. July 2025
Months of Supply
4.0
Down from 5.2 last year
View Full Report →
Do Your Homework First
Seller guides, the numbers, upfront
Read how it all works before you ever talk to me. Every cost, every step, no surprises.
Free Guide · 9 min read
What Your Home Is Worth, and What You Would Actually Net
How homes really get priced in Lakewood Ranch and Sarasota, every cost that comes out of a Florida sale, and how to build your net sheet before you list.
- Every line item that comes out of a Florida sale, and who customarily pays it here
- Documentary stamps worked out in real numbers
- Estoppel, HOA and CDD prorations, and the tax proration nobody expects
- An eight-step net sheet you can build before you list
What it costs to sell in Florida
Commission, doc stamps, title, prorations, every line item and who pays it.
Read the guide →
How pricing really works
Why online estimates miss, what a real CMA looks like, and what moves value here.
Read the guide →
Sell first, or buy first?
Contingencies, leasebacks, bridge options, and the new-construction timeline play.
Read the guide →
Selling In A Specific Situation?
Guidance for your situation
Some sales come with extra moving parts. Here is how I handle the most common ones.
Downsizing
Right-size to low-maintenance living, timed to your move.
Learn more →
Inherited Home
Probate timing, selling as-is, disclosures, and heirs.
Learn more →
Relocating Out Of State
Sell remotely, on your relocation timeline.
Learn more →
Second Or Seasonal Home
Season timing, taxes, and condo documents.
Learn more →
Common Questions
Seller FAQs
How do you decide on a list price?+
I use recent comparable sales, current competition, and condition to recommend a price that attracts strong offers while protecting your equity. Request a free home valuation to start.
What do you do to market my home?+
Professional photography, staging guidance, and premium exposure across the Coldwell Banker network and major portals, targeted to the buyers most likely to purchase your home.
How long does it take to sell?+
It depends on price, location, and condition. After seeing your home I can give a realistic timeframe based on current Southwest Florida market data.