Sell Your Home Without A Listing Agent.

Comparable-sales analysis on public MLS data, realistic price-per-square-foot ranges for your neighborhood, and the single most common mistake FSBO sellers make (chasing an aspirational number that ages the listing).

• —Pull at least six comps sold within the last 90 days, same ZIP, same bed/bath.
• —Strike out the top and bottom two — use the middle range.
• —List 2–4% below the median comp. Leave room for a clean offer without price cuts.
• —Re-price at 30 days if you're not getting showings. Don't re-price twice.

Light, angle, frame. What to shoot on an iPhone, when to hire a pro ($350 in most Florida metros), and which five shots must appear in every Savvy gallery.

• —Open blinds, turn on every light, stage each room the day of the shoot.
• —Shoot at 24mm equivalent for interiors — wider than that distorts.
• —Must-have: hero exterior, primary suite, kitchen facing the main work triangle, pool or lanai (Florida standard), and one architectural detail shot.
• —Upload 25–40 images, not 108. Editors curate.

Declutter, depersonalize, refresh. The four rooms that justify professional staging and the five you can do yourself in a weekend.

• —Stage: living room, primary bedroom, primary bath, kitchen.
• —DIY: guest rooms, home office, laundry, garage, outdoor spaces.
• —Paint in Benjamin Moore Classic Gray (OC-23) or Simply White (OC-117) — the two colors that photograph consistently across Florida light.
• —Remove 50% of what you own from counters, shelves, and closets. Rent a 10x10 for $120/month.

Our AI drafts the opening. Here's how to make it unmistakably yours without sounding like a real-estate ad.

• —Start with a sensory detail, not a feature list. "Morning sun enters the kitchen at 7:14."
• —Name the neighborhood with texture: the corner deli, the walking distance to Biscayne, the way the banyan roots the block.
• —Do not use the words "entertainer's dream," "luxury," "stunning," or "must see." They are invisible.
• —End with a number — square footage, year built, or lot size — so the reader has something concrete to carry.

How to triage agent messages, what to respond to first, and how to spot a real buyer versus a fishing expedition.

• —Real agents ask about inspection access, financing contingencies, and HOA docs in the first exchange.
• —Lead-gen bots ask for your phone number in the first exchange. Ignore.
• —Reply within 4 business hours. Your response time is a signal.
• —Ask every inquiring agent for their buyer's pre-approval letter before scheduling a showing.

Prep checklist, etiquette (you leave the house during showings), and the two questions to ask the buyer's agent afterward.

• —Leave for the showing. Buyers will not speak honestly in front of you.
• —Music off, thermostat at 72°F, all interior doors open.
• —Put out a single-page printed fact sheet: taxes, utilities average, HOA, recent improvements with costs.
• —Afterward, ask: "What did your client respond to?" and "What were their concerns?" Actionable, specific.

Contract review, counteroffer strategy, and the four contingencies you should accept (and the two you shouldn't without consideration).

• —Standard Florida contract (FAR/BAR Rev 1/23) is the industry default. Insist on it.
• —Accept: inspection, financing, appraisal, HOA document review.
• —Negotiate: closing date (target 30–45 days), post-occupancy (charge per diem for any stay past closing).
• —Push back on: seller-paid closing costs above 3%, repairs requested after inspection that exceed $5,000 without a price credit conversation.

Title, escrow, final walk-through, and what documents you sign. See the Closing Timeline for the day-by-day.

• —Hire a Florida-licensed real-estate attorney at $500–$1,500 flat.
• —Wire fraud is rampant in Florida. Verify wire instructions by phone, using a number you dialed yourself, before transferring anything.
• —Final walk-through happens within 48 hours of closing. Be present or send a trusted proxy.
• —At the table: deed, bill of sale, closing statement, 1099-S tax form, seller affidavits. Read before signing.