Selling a St. Augustine home from out of state, or downsizing
Most of the sellers we help either own a home here but live somewhere else, or are downsizing. For out-of-state owners we act as your local eyes and hands, from prep and photos to showings, and Florida allows you to close remotely. For downsizers we plan pricing, prep and timing around your next home so the move feels manageable.
Selling from out of state
Selling a home you don't live near raises practical questions fast. Who lets the photographer in? Who checks on the house after a storm? Who meets the inspector?
That's our job. We coordinate vendors and access, keep you updated with photos and video, and handle the details on the ground. When it's time to close, Florida allows remote online notarization, and many title companies handle mail-away closings, so you may never need to fly in.
Downsizing
Downsizing usually means two moves at once: selling the home you've loved and finding the right next one, sometimes here and sometimes somewhere new. The hardest part is often timing.
We price from recent nearby sales, help you decide what's worth fixing before you list, and line up your sale with your purchase. If you're buying here too, an offer is strongest once your current home is under contract, and we'll help you weigh options like bridge financing with your lender.
From "we've decided to sell" to closing day
Price and net sheet
We build a comparative market analysis from recent nearby sales and agree on a list price and your bottom-line net after closing costs and tax prorations.
Paperwork and disclosure
You sign the listing agreement and complete Florida's seller property disclosure, including any repairs or unpermitted work.
Prep and photos
We help you decide between a targeted refresh and pricing to condition, then schedule professional photos.
Launch
We usually launch mid-week. Listings take about a day to show up across home search sites, so a Wednesday launch catches weekend buyers. We often pair it with a weekend open house.
Inspection, negotiation and closing
We manage the buyer's inspection period, negotiate repairs or credits, and coordinate a local or remote closing.
Selling from out of state, in their words
“This was our first time selling a home and buying another, and to make things even more challenging, we were selling our home in Maine while purchasing our new home in Florida. From the very beginning, Kim made the entire process feel easy and manageable. Even while we were still in Maine, she went above and beyond to help us find the right home… Thanks to Kim, we found a home and community that we absolutely love.”
Questions sellers ask us most
I've decided to sell. What happens next?
First we agree on a list price and your bottom-line net after closing costs and tax prorations. Then you sign the listing agreement and complete Florida's seller property disclosure, including any repairs or unpermitted work. From there we prep the home, schedule photos, and plan the launch and showing schedule.
Can I buy or sell a Florida home without being here for closing?
Yes. Florida allows remote online notarization, and many title companies also handle mail-away closings. You'll need a reliable internet connection, a webcam and a valid ID for identity checks. We can do the final walkthrough with you by video and hold the keys until you arrive.
My online home value went up. Is now a good time to list?
Automated valuations can jump because of a single outlier sale, and they can't see your home's condition. A comparative market analysis built from recent nearby sales gives a realistic price. Timing also depends on your next move, current inventory and the season.
What happens during the buyer's inspection period?
The buyer chooses and pays the inspector. On Florida's AS IS contract the inspection period is 15 days unless another number is written in. Leave utilities on, clear access to the attic, electrical panel and water heater, and plan to be away during the visit. Afterward the buyer can ask for repairs or credits, accept the home, or cancel within the period. On an AS IS contract the seller doesn't have to agree to repairs.
We're not getting many showings. Should we reduce the price?
Look at showings, online views and buyer feedback over the first couple of weeks before deciding. If feedback points to price, one meaningful reduction usually does more than several small ones. If the listing is new, try marketing changes first, such as open houses or better photos.
When buyers say a condo "needs updating," what do they mean?
Usually more than bathrooms: windows, sliders, kitchen, flooring and lighting all count. Buyers price in the full cost and hassle of updates, so the list price needs to reflect it. You can choose between a targeted refresh, such as paint and fixtures, or pricing to the condition.
When I move out, can I leave nail holes or put furniture at the curb?
Unless your contract says otherwise, leave the home broom-clean and remove personal items and trash. Small nail holes are generally fine. For bulky items, check the county's bulk pickup schedule and time it before the final walkthrough. Leave keys, remotes, codes and manuals.
Thinking about selling?
Tell us about your home and your timing. We'll put together a market analysis and a plan, whether you're down the street or across the country.