THE SELLER’S GUIDE

Prepare well. Price with purpose.

A good sale plan starts before the listing goes live. Understand your likely proceeds, address issues early, and make it easy for buyers to see the value in your home.

Estimate your proceeds Talk with our team

SELLER NET SHEET

What might you take home?

Enter a sale price to see a planning estimate. Adjust the closing cost and proration percentages, or enter dollar amounts from your closing team to replace either estimate.

Expected sale price ($)Mortgage payoff and liens ($)Total seller-paid brokerage compensation (%)Closing costs estimate (% of price)Actual or quoted closing costs ($; optional)Taxes and HOA prorations estimate (% of price)Actual or quoted prorations ($; optional)Buyer credits or concessions ($)Repairs or other sale expenses ($)

The starting rates of 1.5% for closing costs and 0.5% for prorations are illustrative assumptions, not published local averages. Closing costs include items such as deed documentary stamps and title charges; brokerage compensation is entered separately. Tax and HOA prorations depend on the property, closing date, and contract. Enter 0 in a dollar field if the actual charge is zero; leave it blank to use the percentage estimate. Florida documentary stamp tax ↗

Brokerage compensation is negotiable. Enter the total percentage you expect to pay, if any. Add dollar amounts paid outside closing to “Repairs or other sale expenses” if you want them reflected.

PLANNING ESTIMATE

Estimated proceedsEnter a sale price

Sale price—

Mortgage payoff and liens—

Brokerage compensation—

Closing costs—

Taxes and HOA prorations—

Buyer credits and repairs—

This is an informal estimate, not a closing disclosure or guaranteed payout. Your title company can prepare a detailed seller net sheet using the actual payoff, negotiated terms, tax prorations, and closing charges.

BEFORE YOU LIST

A little preparation can make a real difference.

We’ll walk through the home with you and prioritize the work that matters for its condition, pricing, and likely buyers.

01 / PAPERWORK

Review permits and additions.

Search the local building department’s records for open permits and missing final inspections. If you added a room, enclosed a lanai, or changed a major system without a required permit, tell us early. The added space may not be recognized as permitted living area, and the jurisdiction may require an after-the-fact permit, inspections, or corrective work. The answer depends on the property and local rules.

Cape Coral permit portal ↗Lee County permit search ↗

02 / CONDITION

Check major systems.

When feasible, make sure the air conditioning, plumbing, electrical, roof, appliances included in the sale, and other major systems work as expected. Discuss known defects openly. A repair plan can be more effective than waiting for the buyer’s inspection to uncover a surprise.

03 / PRESENTATION

Make the first visit count.

Declutter and depersonalize rooms where you can, clean thoroughly, and make walkways easy to navigate. Trim overgrown landscaping, mow, and tidy the entry and yard. A modest, targeted repair and cleanup budget may improve the presentation without a major renovation.

04 / BUYER ACCESS

Keep financing options open.

FHA and VA financing have property-condition standards; an appraiser or lender may require certain safety, soundness, or habitability repairs. Every scuff or dated finish is not automatically a deal breaker. Fixing manageable issues early can help more qualified buyers consider your home.

05 / NEGOTIATIONS

Look at the whole offer.

Price matters, and so do financing, contingencies, repair requests, credits, and closing timing. Keep an open mind during negotiations. We’ll help you compare the likely net and the terms of each offer before you decide.

06 / YOUR PLAN

Spend where it helps.

You do not have to spend thousands to prepare a home. Start with safety and function, then address visible issues buyers will notice. We can help you decide whether a few hundred dollars in targeted work is worthwhile for your particular home.

If you know of a material issue that is not readily observable, discuss disclosure with your agent. Selling “as is” does not erase Florida’s disclosure obligations. Florida Realtors’ seller disclosure guide ↗

LET’S MAKE A PLAN

Know your home’s position in the market.

We’ll review comparable sales, your home’s condition, and your timing before recommending a listing strategy. Bring any surveys, permits, insurance information, and repair records you already have.

Ask for a market review