Home Selling Guide — Palm Beach, Martin & St. Lucie: Pricing, Prep, Marketing & Timeline

Thinking of listing in Southeast Florida? Between sunshine showings and weekend buyers flying in, timing and data-driven pricing matter. This guide turns “where do we start?” into a clear plan: live comps, prep that actually pays, marketing that brings real buyers, and a timeline that won’t wreck your calendar.

Prices, days-on-market, and buyer incentives shift by neighborhood and season. I’ll send a live comp set + estimated net proceeds for your address.

1) Pricing That Works in Today’s Market

  • Live comps, not old headlines: Use last 60–90 days for solds + active competition and pending trends.

  • Price bands & behavior: Buyers search in payment bands; list where you capture the most eyes without leaving money on the table.

  • Micro-market matters: Roof age, impact protection, HOA fees, and school zones can move value street to street in Jupiter, Stuart, or PSL.

Deliverable: A pricing band (Aggressive / Market / Stretch) + recommended launch number.

2) Prep That Actually Pays

  • High-ROI fixes: Lighting, paint, landscaping clean-up, hardware, and pool/patio refresh.

  • Insurance-friendly updates: If feasible, impact openings or recent roof docs add confidence and can help buyer quotes.

  • Pre-list check: Minor repairs > inspection surprises. Tackle GFCIs, leaky traps, door latches, and visible caulk/paint flaws.

Deliverable: A two-week prep checklist prioritized by ROI and speed.

3) Media & Marketing Buyers Respond To

  • Pro photos + 3D tour + floorplan: Non-negotiable; out-of-state buyers rely on them.

  • Lifestyle storytelling: Beaches, parks, schools, HOA amenities, commute arteries—sell the day-to-day.

  • Targeted distribution: MLS/IDX + social + geo-targeting for Northeast relocators (Long Island/NJ), plus agent network alerts.

  • Launch window: Midweek go-live → weekend tour stack for momentum.

Deliverable: A week-by-week marketing calendar (pre-launch teasers → launch → offer window).

4) Showings Without the Headache

  • Blocks beat dribbles: Stack showings into windows; less cleaning, more urgency.

  • Showing rules: Shoes off, lights on, thermostat set, pet plan ready.

  • Signals to watch: Back-to-back tours, fast second looks, and comp-anchored feedback.

Deliverable: Showing playbook + communication cadence (you won’t wonder what’s happening).

5) Offers & Negotiation (Protect Your Dollars)

  • It’s not just price: We work closing date, deposits, inspection periods, appraisal language, and repair/credit caps.

  • Inspection leverage: Pre-list fixes + docs (roof, insurance, permits) = fewer surprises.

  • Appraisal strategy: Comps package prepped for the appraiser; escalate only when it pencils.

Deliverable: Offer matrix (net vs. risk vs. timing) so the best choice is obvious.

6) Wind, Flood & HOA/Condo Intel (Buyers Ask)

  • Wind/homeowners: Roof age/design + mitigation credits affect buyer premiums—share your docs.

  • Flood: If lender-required or chosen, we’ll have quotes ready.

  • HOA/Condo docs: Budgets, reserves, rules, and approval timelines upfront to prevent delays.

Deliverable: A buyer info packet that answers insurance/HOA questions before they become objections.

7) Timeline: 30/60/90 Days to “Sold”

  • Days 1–30: Pricing band, prep checklist, media day, listing copy, pre-marketing.

  • Days 31–60: Live on MLS, showing stacks, weekly updates, offer window, negotiation.

  • Days 61–90: Inspections, appraisal, title/estoppel, repairs/credits, clear to close.

Need faster? Ask about a 2-week “go live” plan.

8) Net Proceeds (Your Bottom Line)

  • Line items: Contract price minus closing costs, pro-rated taxes/HOA, broker/title fees, repairs/credits, mortgage payoff.

  • Two scenarios: Conservative vs. likely. You’ll know what you keep before you sign.

Deliverable: Estimated Net Proceeds worksheet specific to your address.

FAQs (Fast & Practical)

Should I replace the roof to sell?
Depends on age, quotes, and ROI. Sometimes documents + credits beat a full replacement. We’ll run the math.

Do I need to disclose past insurance claims?
Yes—honest, complete disclosures protect you and keep the deal together.

Best day to list?
Midweek launch to capture weekend traffic and stack showings.

Can I sell while living out of state?
Yes—remote showings, e-sign, mobile notary, and HOA condos with managed access make it doable.