Sell Your Home on Amelia Island

An online estimate is a starting point, not a valuation — it can't see your renovations, your lot, or your view. A real number comes from recent comparable sales in your specific neighborhood, adjusted for condition and timing. On a barrier island that matters more than most places: two houses a mile apart can sit in genuinely different markets. We put that together for you at no cost and with no obligation to list.

It depends on price point and location — oceanfront, downtown Fernandina and off-island homes move on different clocks and attract different buyers. What you control is the first two weeks. That is when a listing gets the most attention, the most showings and the most honest feedback, and pricing correctly going in matters more than anything you do afterwards. A listing that has to chase the market downward almost always nets less than one priced right on day one.

Commission is negotiable, and ours goes in writing before you list — along with exactly what it covers. Beyond commission, budget for closing costs, documentary stamp tax on the deed, title charges, any repairs you agree to after inspection, and prep work before listing. We give you a written net-proceeds estimate before the sign goes up, so you are working from a number you can plan around rather than a guess.

Some, not all. Paint, landscaping, and fixing the obvious deferred maintenance reliably return more than they cost. Full kitchen and bath remodels usually don't — you rarely recover the spend at closing. Roof and HVAC are the exception worth thinking hard about here, because they drive both the inspection and the buyer's insurance quote. We'll walk your home before you spend a dollar and tell you which projects are worth it and which to skip.

Not always fully, but presentation matters — most buyers see your home online before they see it in person, so the photography is the first showing. Decluttering and depersonalizing does most of the work, and costs nothing but a weekend. We'll go room by room with you and say what's worth doing before the photographer arrives.

Common here, and workable. The options are a sale contingency, a bridge loan, or negotiating a post-closing occupancy so you can stay in your home briefly after it sells. Which one fits depends on your equity and timeline — it's worth talking through early, because it changes how we price and schedule the listing.

On the coast it often decides whether a buyer's financing works at all, so it is worth getting ahead of. Two documents do most of the work. A wind mitigation report records your roof covering, roof-to-wall attachment and opening protection; Florida law requires insurers to offer premium discounts for those features, so the report can materially lower what a buyer is quoted. A 4-point inspection covering roof, electrical, plumbing and HVAC is commonly requested on older homes before an insurer will write a policy at all. Having both in hand before you list turns a late-stage surprise into a selling point. Our local resources page lists the inspectors and agents we send people to.

Florida requires residential sellers to disclose flood history. It's a simple disclosure form that we send to you to include with the listing agreement. Buyers will look up the FEMA flood map for your parcel regardless, so there is no version of this where it stays quiet. If your home sits in a flood zone, locate your elevation certificate early — it can change a buyer's flood insurance quote substantially, and a missing one has stalled more than one closing while everyone waits on a surveyor. We'll tell you what your parcel shows before you list.