Seven steps, zero fluff. What Ray and Kelly Nadeau, Florida's licensed real estate brokers, actually do to sell a home in Seminole County — and what you need to know before you list.
Before You List
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The mechanics of selling a home are the same everywhere: price it, prep it, market it, negotiate, close. But how well each step is executed determines how much you walk away with — and how long it takes to get there.
In the Lake Mary and Seminole County market, sellers who do well share three things: they priced their home accurately from day one, they presented it well, and they worked with an agent who actively marketed it rather than just waiting for the MLS to do the work.
This guide walks you through every step of the process — what to do, what to avoid, and what's specific to selling in Florida that most national guides won't tell you.
If at any point you want a straight answer about your specific home and the current market, that's what we do. Call or request a consultation — no obligation.
The Complete Process
In order. No steps skipped.
Pricing is where sellers win or lose before the home even hits the market. Price too high and you sit — buyers scroll past overpriced listings, and the longer you're on market, the more negotiating power you lose. Price too low and you leave money behind.
The right price comes from a Comparative Market Analysis (CMA) — a review of what similar homes in your specific neighborhood have actually sold for in the last 90–180 days, adjusted for your home's size, condition, and features. Not Zillow. Not what your neighbor told you theirs sold for in 2022.
In the Lake Mary and Seminole County market, price ranges matter. What buyers will pay for a $400K home versus a $700K home involves different buyer pools, different financing, and different negotiation dynamics. An agent who works this market daily knows where your home fits.
Preparation directly impacts both your price and your time on market. Homes that show well get more showings. More showings produce more offers. More offers give you negotiating leverage.
Florida buyers focus on four things harder than buyers anywhere else:
Roof: If your roof is over 15 years old, buyers and their lenders will flag it. Address it proactively or price accordingly — don't let it become a post-inspection negotiation that costs you more than a replacement would have.
HVAC: Air conditioning in Florida isn't optional. An older system that works fine raises buyer concern and inspector flags. Know your system's age and service history.
Pest history: Florida requires sellers to disclose known termite or pest issues. Have a current inspection on hand — it removes a buyer objection before it surfaces.
First impressions online: Over 90% of buyers start their search online. Your listing photos are the showing. Invest in professional photography — it's not optional in a market where buyers are comparing your home to dozens of others on their phone at 10pm.
Your listing agent's job is to price your home accurately, market it effectively, and negotiate to protect your net proceeds. Not all agents do all three well.
When interviewing agents, ask: What comparable sales support your recommended price? What's your marketing plan beyond MLS? How many homes have you sold in this price range in Seminole County in the last 12 months?
Be cautious of agents who give you an inflated price estimate to win the listing — a tactic called "buying the listing." They'll recommend a reduction a few weeks in, after you've wasted your best market window.
Also ask about their buyer network. An agent who also works with buyers — or who has a connected mortgage operation like Smart-N-Loans — brings pre-approved buyers directly to your listing, not just MLS traffic.
Once you've signed a listing agreement, your agent coordinates photography, prepares your MLS listing, and activates your marketing. A strong launch includes professional photos, accurate MLS data with a compelling description, distribution to buyer-facing platforms, and direct outreach to the agent's active buyer network.
In the Lake Mary and Seminole County market, a meaningful percentage of buyers are relocating from out of state — primarily from the Northeast and Midwest. Digital visibility matters enormously for this buyer pool. They're searching from a distance and making decisions based on what they see online before they ever book a flight to tour.
Showings are how buyers fall in love with a home. Keep the home ready and be as flexible as possible with scheduling. Every showing you turn down is a potential offer you'll never see.
Leave during showings. Buyers need to walk through the home as if it's already theirs — they can't do that if the seller is watching them. Your agent handles feedback and follow-up.
Monitor showing feedback: If you're getting showings but not offers, the feedback will tell you why. Common issues are price, condition, or a specific feature buyers are objecting to. Address it early rather than waiting weeks to make a change.
When offers come in, your agent presents each one and walks you through the full picture: purchase price, financing type, down payment, contingencies, closing timeline, and any requests for seller concessions.
The highest offer is not always the best offer. A cash offer at a lower headline price may net you more after factoring in appraisal risk, inspection contingencies, and closing timeline. Your agent's job is to help you compare total terms — not just the headline number — and negotiate to protect your net.
After accepting an offer, you enter the contract period — typically 30–45 days in Florida. During this time, the buyer completes their due diligence: home inspection, and (if financing) an appraisal.
Home inspection: Buyers will request an inspection. Your agent negotiates any repair requests — there's an art to what to fix versus what to push back on versus what to offer as a credit instead.
Closing day: You sign, the deed transfers, and you receive your net proceeds. In Florida, the seller typically pays documentary stamp taxes on the deed. Your closing attorney or title company handles the mechanics.
What Not to Do
Every one of these is avoidable with the right agent and the right preparation.
The most expensive mistake in real estate. Buyers skip overpriced listings and the longer you sit, the more leverage you lose. Your first two weeks on market are irreplaceable.
Dark, blurry, or smartphone photos kill listing performance. Buyers decide within seconds online whether to schedule a showing. Professional photos are not optional.
Issues that surface at inspection — especially roof and HVAC — cost you more in price reductions and renegotiation than fixing them beforehand would have.
Buyers can't picture living in a home while the seller is watching them. It creates discomfort that kills offers. Leave every time, every showing.
Florida requires disclosure of known material defects. Sellers who withhold known issues face legal exposure after closing. Disclose everything your agent advises you to disclose.
A higher number with weak financing and unlimited contingencies can net you less than a clean, lower offer. Evaluate total terms — not just the headline price.
What to Expect
From first conversation to closing — here's how the calendar usually looks.
Meet with your agent, tour the home, review comparable sales, set your price strategy, and sign the listing agreement.
Home preparation, professional photography, MLS data entry, and marketing assets finalized. Everything ready before going live.
Listing goes live. Showings start. Your agent monitors traffic, collects feedback, and keeps you informed. For well-priced homes in Seminole County, offers can come in within the first few days.
Offers are presented, compared, and negotiated. Once you accept, you're under contract. The clock on your closing period starts.
Buyer completes inspection. Repair requests are negotiated. In Florida, the inspection period is typically 10–15 days as defined in the contract.
Lender orders appraisal if buyer is financing. Title work happens in parallel. Lender issues clear to close once all conditions are met.
You sign at the title company, the deed transfers, and proceeds are wired to you. Done.
Timeline is approximate. Cash transactions close faster. Complex transactions may take longer. Your agent manages the schedule and keeps you on track.
Florida-Specific
Things most national guides don't cover — specific to the Florida selling experience.
Florida law requires sellers to disclose all known material defects that are not readily observable and could affect property value. This includes roof condition, HVAC issues, plumbing, electrical, flood history, and HOA matters. Your listing broker will guide you through the required disclosure documents specific to your transaction.
Florida charges documentary stamp taxes on the deed — approximately $0.70 per $100 of the sale price, paid by the seller. On a $500,000 home, that's roughly $3,500. This is factored into your estimated net proceeds at the time of listing. Your title company provides an accurate closing cost estimate before closing.
If your home has the Florida Homestead Exemption, it affects your property taxes and has implications for portability planning. When you sell, your Save Our Homes tax cap portability may transfer to your next Florida home — ask your agent and tax advisor how this affects your move.
Florida sellers must disclose whether the property is in a FEMA Special Flood Hazard Area. Flood zone designation affects flood insurance costs for buyers — which can impact their offer, their financing, and their decision to purchase. Know your property's flood zone designation before you list.
If your property is in an HOA, Florida law requires specific disclosures and gives buyers a rescission right after receiving HOA documents. Gather your HOA contact information, current fees, meeting minutes, and financials early — delays in HOA document delivery can delay or derail closings.
In most of Florida, it is customary for the seller to pay for the owner's title insurance policy. Your licensed broker will advise you on the local custom for your specific transaction and how to factor it into your net proceeds calculation.
Talk to Ray & Kelly
Skip the guide and get a straight answer about your specific home and the current Seminole County market. No obligation.
Or call us directly: (407) 544-4704
Common Questions
More From Certainly Sold
Why the Nadeau Team — what we do differently and how we market your home to the right buyers.
→The four suspects — price, insurability, condition, marketing — and the fix for each.
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→Talk to Ray or Kelly Nadeau — licensed Florida brokers who will give you an honest price, a clear plan, and a straight answer about the current market.
No obligation. No pressure. Just straight talk about your home and the current market.
REAL ESTATE SERVICES — CertainlySold provides real estate brokerage services in the State of Florida. Florida Broker Lic. #BK3344407. Equal Housing Opportunity.
MORTGAGE SERVICES — Mortgage financing services are offered through Equity Smart Home Loans, CA NMLS #856170, DRE #01906808, 1499 Huntington Dr Suite 500, South Pasadena, CA 91030 (Florida license MBR-2341). Ray Nadeau, Mortgage Loan Originator, NMLS #1027617. All loan programs, terms, eligibility and approvals are subject to borrower qualification, property qualification, underwriting guidelines, condominium project requirements, lender requirements, and program availability. Not all borrowers, properties, or condominium projects will qualify. Nothing on this website constitutes a commitment to lend or a guarantee of financing.
REAL ESTATE & MORTGAGE SERVICES DISCLOSURE — Real estate brokerage services and mortgage financing services are separate services. Consumers are not required to use Equity Smart Home Loans or any particular mortgage lender as a condition of listing, selling, purchasing, or otherwise using CertainlySold's real estate brokerage services. Consumers are free to choose the lender and other settlement service providers of their choice.
CONDO FINANCING DISCLOSURE — Condominium financing availability may depend on borrower qualifications, property characteristics, condominium project eligibility, association financials, insurance coverage, reserves, special assessments, litigation, occupancy, and individual lender/program requirements. References to alternative or specialized financing options do not mean every borrower, property, or condominium project will qualify.
CONDO VALUE & SALEABILITY REVIEW DISCLOSURE — Any property value, condo value, comparative market analysis, or saleability review provided through this website is for informational purposes only and is not an appraisal. No representation or guarantee is made regarding a property's market value, eventual sales price, financing availability, or successful closing.
Kelly Nadeau, Licensed Florida Broker BK3344334, NMLS #1027618. Kelly and Ray Nadeau are licensed Florida real estate professionals. Market data approximate. Not a commitment to lend. All loans subject to credit approval. Equal Housing Opportunity. 255 Primera Blvd Suite 160, Lake Mary FL 32746. NMLS Consumer Access. If your home is currently listed with another brokerage, this is not a solicitation of that listing. © 2026 CertainlySold.net | The Nadeau Team.