Broker Associate · CENTURY 21 CariotiCENTURY 21 Carioti
Central Florida Real Estate
When You Hire David Dorman, You Get David Dorman.
Your personal guide to selling a home in Central Florida.
What to expect when selling your home: From our first meeting to the final transfer of keys, I’m personally involved in the details that matter. Selling can feel overwhelming, but you don’t have to manage the process alone.
Here’s a straightforward look at how we’ll work together, what decisions you’ll make, and what I’ll be doing along the way.
Our First Meeting: A Two-Way Conversation
When I visit your home, I’m learning about the property and about you. We’ll discuss its location, features, condition, improvements, and what makes it special. We may talk about staging, furniture placement, and repairs worth considering.
You’re interviewing me, but I’m also making sure we’re a good fit. Selling a home involves important decisions, and we both need to feel comfortable speaking candidly. Sometimes we won’t see eye to eye, and that’s okay. Mutual trust matters.
Pricing: More Than Picking a Number
Some homes are easy to compare with recent neighborhood sales. Others are what I call ‘unicorns’—unique properties without a clear comparable. In either case, I study the market, make appropriate adjustments, and give you my recommended price before asking what you had in mind. I don’t want your number influencing my opinion.
Pricing is a conversation, not a command. If we decide to test a higher price, we’ll discuss the risks and establish when to reassess. I won’t encourage an unnecessarily low price just to secure a quick sale, and I won’t promise an unrealistic one just to win your listing. We also consider search-price thresholds and room for negotiation.
Understanding Your Bottom Line
Before you sign, we’ll review an estimated seller’s net sheet. That includes potential title charges, documentary stamp taxes, prorations, mortgage payoffs, and other closing expenses. We’ll discuss my compensation and any proposed buyer-broker compensation openly; those fees are negotiable.
I want you focused not only on the sales price but also on what you may actually receive at closing. Estimates can change, so we’ll update the numbers when offers arrive.
Timing and Preparing Your Home
We’ll set a timeline that works for your move and allows time to prepare the property without unnecessary pressure. Seasonal demand can vary; for example, back-to-school weeks may be quieter in some Central Florida neighborhoods, but a desirable, well-priced home can sell in any season.
We’ll separate must-address concerns from optional improvements. A fresh coat of paint or rearranged furniture may help, but a spotless home, uncluttered counters, made beds, closed toilet lids, and tidy landscaping go a long way. If you can’t make certain repairs, we’ll discuss how to price and disclose the property appropriately.
Addressing Potential Inspection and Insurance Issues
Before listing, we’ll discuss visible maintenance concerns and possible financing or insurance obstacles, including an older roof or water heater, certain electrical panels, or plumbing materials. Age alone does not automatically require replacement; condition, the insurer, and the specific circumstances matter.
I’m not a home inspector or insurance underwriter. When necessary, we’ll bring in the appropriate professional. The goal is to understand possible issues before they surprise us under contract.
Photography, 3D Tours, and a Complete MLS Launch
Once the home is ready, we’ll schedule photography, measurements, 3D imaging, and other marketing. Preparing everything may take a few days, and I don’t rush an incomplete listing online just to say it’s active.
That first MLS appearance matters. Buyers may receive an automated alert only when a listing first matches their search, so missing photographs or unchecked optional features can cost us attention. I want the photos, details, and presentation ready when we launch.
Showings, Feedback, and Keeping You Informed
After launch, we promote your home through the MLS and appropriate online and social channels. We’ll arrange showing access through ShowingTime and discuss advance notice, scheduling preferences, and pets.
We request feedback and follow up, particularly early in the listing period, but not every buyer’s agent responds. I look at the broader picture: showing activity, online interest, competing listings, and actual buyer responses. You’ll hear from me regularly, even when there’s no major news.
Adjusting Our Strategy When Needed
Some homes attract an offer quickly; others need more time or a pricing adjustment. If we test the market and the response isn’t there, I don’t see a thoughtful adjustment as failure. It means we have new information.
We’ll review the evidence together, discuss our options, and make a decision that supports your goals rather than simply defending our original price.
Reviewing Offers and Negotiating
When an offer arrives, we’ll look beyond the headline price. Financing, deposits, concessions, contingencies, deadlines, and closing dates all affect the strength of an offer. I’ll update your estimated net proceeds, speak with the buyer’s agent, and contact the lender as appropriate to discuss the financing timeline.
You’ll understand the terms and trade-offs before deciding whether to accept, reject, or counter.
Inspections, Appraisal, and Loan Approval
Even with an AS IS contract, a buyer may request repairs or concessions after inspecting the property. We don’t automatically agree. Sometimes a sensible compromise protects a good sale; other times we may need to move on.
If the buyer is financing, an appraisal and underwriting follow. A low appraisal or financing issue may require another negotiation. I stay involved, monitor contract deadlines, and explain your options as we work toward closing.
Moving Out, Closing, and Transferring the Keys
Before the buyer takes possession, remove personal belongings, trash, leftover paint, chemicals, cleaners, and anything else not agreed to remain. We’ll confirm which appliances and fixtures are included and prepare for the buyer’s final walkthrough.
Signing documents isn’t always the same as being closed. We coordinate keys and access when the closing agent confirms the transaction is complete and possession is due under the contract. I’ll be with you through that final step.
You don’t have to manage all of this. That’s my job.
From pricing and preparation through negotiations, inspections, financing, and closing, I stay involved and keep you informed. I can’t promise there won’t be surprises, but I can promise you won’t be passed from person to person to find answers.
If you’re thinking of selling in Ocoee, Winter Garden, Windermere, Orlando, Clermont, or nearby Central Florida communities, I’d welcome an honest conversation about your home and your goals.
David Dorman · Broker Associate, CENTURY 21 Carioti
407-948-8295 · [email protected]
www.DavidDorman.com
When you hire David Dorman you GET David Dorman.
Seller information is general; actual obligations depend on the contract, property, and applicable requirements.