IS IT TIME TO SELL AT DAYTONA BEACH RESORT? IF IT IS, LET'S CLOSE THIS CHAPTER TOGETHER

After almost 2 years on the market I took over the listing and closed Unit 901 in 79 days. The average Days On Market (date of listing to close) is 108. The Current average listing that is on the market at DBR has been listed for 309 days. I have included a general CMA at the bottom of this page for your review.  "Numbers at a Glance". You can see how many properties are listed, what the listing price originally was, currently is, how long it has been on the market. This information is available for Expired Listings, Closed, & Pending as well.

DISCLAIMER: The CMA is for general information. It includes all units and sizes with a date range from November 1, 2024-February 24, 2025. A specific CMA should be done for a unit using factors like a specific square footage range etc. 

5 days on market to Pending. I cannot give details other than no contingencies, no financing. The average Days On Market (date of listing to close) is 108. The Current average listing that is on the market at DBR has been listed for 309 days. Pending Owner buyout of Developer was disclosed. 

Open Houses of course! Social media, the basics...you already know.

Your own personal property webpage, advertising using QR code that takes people to your page (pictured at top of page...try it) laminated using high quality paper put on door and other social mediums. Property Video!

I research the closed listings on the MLS and compare the County Property Appraiser websites recorded closings, and state MLS to see what units have changed ownership that are not on the Daytona Beach Area Association of Realtors MLS, which has the majority of the listings. 

I Research the price of the closing, the unit square footage, and location of the unit in the building (Ocean Front/Bellaire Plaza view/South/North View). I consider the sales amount to give you a more accurate CMA. I exclude $100 transactions as they are deed transfers, we are not trying to diminish the value of your property. 

Marketing Strategy:

• Maximize Use of Personal QR Code
• QR Code On Unit Door
• Add Listing to Multiple MLS Services in Florida
• Personal Listing Unit Page
• Unit Specific Video With Music
• Social Media/Open House/Traditional Mediums
• Comprehensive Data of Buyer Location
• Communication, Maximize Out-Of-Area Agents
• Maximize All Eyes At All Times Policy 
• Professional Photography

There are a lot of Buyers from out of the area, marketing to the areas where the Buyers are being represented from is beneficial. If the target market of Buyers is in Southern Florida I want to make sure I am reaching those agents or Buyers.

With my own listings in the building I always offer access/showings to another Realtor who is calling to see a specific unit. Maximize all eyes at all times! Why limit the showing for one unit. 

I post the most comprehensive document list on the MLS of all the agents I have seen. Why is this important? Buyers have questions! What is the current Budget? What does the Milestone Study say? What are the Rules & Regulations? I post all the condo docs, budget docs, financial reports, rent rolls (if any), disclosures, and relevant information for Agents to get to their customers without needing any extra steps limiting potential barriers and hiccups.

Per Florida Statute Buyer's have the right to these documents, but they must ask. What you do not want is if you have an executed contract and they ask AFTER their contingencies (inspection periods etc) have passed as it allows them a 3-day period to cancel or extend closing 3-days. I make sure it is furnished upon them immediately, without delay. 

Do I disclose the proposed sale of the building? Yes, of course. That document is on the MLS too. If a property listing hasn't disclosed this, this helps make sure that all units are given the same level of query and building representation if their realtor looks through the docs.

This may be the opportunity a Buyer was looking for. People Buy & Sell for different reasons.

Disclosure is a good thing! A Buyer may have only bought one unit without the information and status of the building, while this was the property they were looking for, their opportunity. 

Other than always being available, answering my phone, answering a text, answering an email (I am an agent FULL TIME), I pay attention to the trends in the building to ensure pricing isn't stale. What new information is available, the basic pulse.

Sometimes, they just have to be had and by the time a stressful situation has arisen, it is usually over due. We do better when we confront the things we wish we could ignore. 

Right now a Buyer could consider DBR to be a distressed property. An opportunity of entry that they didn't have prior. 

Based on current sales (closings) the property values have been lowered in comparison to the last several years/trends for the building. 

Parking is now limited and very inconvenient, assessments have been ongoing with limited results and repairs. Currently a potential buyout is on the horizon with the possibility of more assessments but Owners owning the "common areas". It is truly an unknown at this time as to the future until it is voted on.

Managing expectations when selling a property is important. Understanding what the current situation is, compared to what won't always be (the future). 

Unfortunately, it is not likely at DBR today. The trends have gone down over the last few years. But that doesn't mean we are looking to bottom out prices.

I always say, "know your bottom line, your walk-away price, you don't have to tell me, but you should know it."  The market dictates the price, not me.

There are a lot of factors that can make a unit appealing for a closing other than the accepted price. Is it vacant? Do you have rental income? Is it furnished? Every Buyer is different. 

Just be realistic with your unit, its current state of being up-to-date, location and your walk away point. 

I will negotiate for you. If I can get a quick close, higher EMD, and purchase price I will. We just have to manage expectations and outcomes. And I will work to meet and exceed your expectations.