If you’re interviewing agents because the time has come to list your property in Naples or Marco Island this year, be sure to consider the following:
Choose an agent who takes the time to prepare a valuation based on true comparable sales, not a generic, auto-generated market analysis. Any big realty site can do that for you!
A knowledgeable agent should ask detailed questions about your home—upgrades, roof age, mechanical systems, and overall condition—in order to determine its true market value. That valuation should be supported by the five most comparable sales within your subdivision from the past six months. If insufficient data exists, it is reasonable to expand the search to within one mile and up to twelve months.
Be cautious of agents who promise unrealistic pricing. Overvaluing a property is a common tactic used to win listings, but it often leads to extended time on market and seller disappointment.
You only get 1 chance to make a first good impression. It is highly advisable not to exceed fair market value by more than 3-5% when listing your home. Lingering overpriced listings become targets for lowball offers as buyers sense desperation. in 2021 in Marco Island and Naples, overpricing a property by 10-15% was not uncommon and a sound practice. Unfortunately, if you're a seller, its not 2021 anymore. However, with a good marketing strategy, excellent agent, who properly valued your home, you will meet or exceed market value.
Sellers deserve an accurate valuation grounded in data and honesty. Mike Kussmann’s valuation approach focuses on pinpointing fair market value using strong comparables, then developing a clear strategy based on the client’s goals and timeline. While it’s absolutely reasonable to aim to outperform the market—especially in Naples, Florida—it’s critical to work with an agent who sets realistic expectations and adjusts the pricing strategy based on activity and buyer feedback so opportunities aren’t missed.
In a balanced market, ten showings with no offers in the first 30 days is a clear indicator that a property is overpriced. Zero-2 showings in that same time mean that the property is overpriced.
You should expect honesty, attention to detail, and a clear plan to achieve—or exceed—fair market value. Choosing an agent you trust to guide you through the process is essential. Mike Kussmann will set set realistic expectation and then deploy an aggressive marketing strategy and fight for your bottom line from day 1 through negotiations!
