Seller's guide
The Central Florida Home Seller's Guide
Selling a home is part math, part marketing and part moving day. Get the math right, and you price with confidence. Get the marketing right, and the right buyers show up. Get the timing right, and moving day feels like a plan instead of a scramble. Here's the order I walk my sellers through.
By Edward Lian, Keller Williams Elite Partners III Realty
Before you call anyone
Know your number
The question everyone asks first is "what's my house worth?" The better question is "what will I walk away with?" Once we know your number after payoff and selling costs, every other decision gets easier.
Checklist
- Get your mortgage payoff amount
- Estimate selling costs: commissions, doc stamps, title, prorations
- Look at recent sales, not just active listings
- Decide the lowest number that still works for your plans
4–8 weeks before listing
Pick your listing agent
You're hiring someone to price, market and negotiate the biggest thing you own. Ask how they'll price it, how they'll get it seen, and what happens if the first two weeks are quiet. Their answers will tell you a lot.
Checklist
- Interview at least two agents
- Ask for a pricing plan backed by comps
- Ask for the marketing plan, in writing
- Read the listing agreement: term, fees, how to cancel
2–6 weeks before listing
Get the house ready
Some fixes pay for themselves, and some just eat your profit. In Florida, the ones that matter most are often the ones that affect a buyer's insurance: roof, AC, electrical, plumbing. Fix what scares buyers, clean what photographs, and disclose what you know.
Checklist
- Decide on a pre-listing inspection
- Fix insurance-sensitive items first
- Gather solar, pool and roof paperwork
- Deep clean, declutter, then photos
Listing week
Price and launch
The first two weeks on the market are your loudest. A sharp price and a strong launch bring the most buyers at once, and more buyers means more leverage. We'll also decide how to launch: Coming Soon, delayed distribution or straight to active.
Checklist
- Set a price backed by recent sales
- Pick your launch option
- Decide your stance on buyer concessions
- Plan showings around your schedule
When the offers come in
Compare offers
The biggest number isn't always the best deal. I compare offers on what you'll actually net, how the buyer is paying, how likely it is to close, and the timing you need. A slightly lower offer with fewer ways to fall apart often wins.
Checklist
- Compare net, not just price
- Check financing, deposit and proof of funds
- Look at contingencies and deadlines
- Line up closing date with your move
Contract to closing (often 30–45 days)
Under contract
Now the buyer inspects, appraises and gets their loan. Expect a repair request, and expect to negotiate a little. Staying calm and responsive here keeps deals together.
Checklist
- Keep the home in the same condition you sold it
- Respond to repair requests quickly
- Be ready if the appraisal comes in low
- Line up movers and your next home
Closing week
Closing and moving
Last walk-through, last signatures, last set of keys. If your next home isn't ready yet, a leaseback can buy you a little time. If you're buying too, we'll plan both closings so you're never stuck.
Checklist
- Decide if you need a leaseback
- Coordinate both closings if you are buying too
- Leave manuals, remotes and warranties
- Cancel utilities after closing, not before
General education, not legal or tax advice. Contract deadlines depend on what your contract says; the timeframes above are common defaults on Florida Realtors/Florida Bar contracts when the blanks are left empty.