Sell on your terms, not the market's.
Free, interactive, and built for Gainesville, Lake City and the towns around them. See your real net, price with a strategy, and know exactly what happens from the first call to the closing table.
Four questions. Your next three steps.
We start with your life, not the listing. Answer quickly and we will point you to what matters most for your sale.
Seven steps from "thinking about it" to sold.
Tap any step to see what happens, what you do, and what to watch for.
We start with you, not the house. What is the real reason for the move, and what has to be true for this to feel easy?
What happens
- Why you are moving and your ideal timeline
- What worries you most: price, repairs, showings, timing the next home
- What you need to walk away with
- A walk-through of your home with a listing preview
Your move
- Tell us your must-haves and your deal-breakers.
- Gather your mortgage statement and any HOA information.
A hand-built market analysis and your net sheet, side by side, so you can see price and profit together.
What happens
- Comparable sales that truly compete with your home
- Condition, upgrades, lot and location adjustments
- Your estimated net at different prices
- The pricing strategy and the plan if we need to adjust
Your move
- Review your net at three price points.
- Decide your walk-away number before we list.
Fix what matters, skip what does not, and use a credit when it is smarter than a repair.
What happens
- Fix: safety, function, inspection items, first impressions
- Skip: big renovations and highly personal upgrades
- Credit: when pricing the work in beats doing it
- Optional pre-listing inspection, plus wind mitigation and 4-point reports ready
Your move
- Work through the prep checklist below.
- Declutter, deep clean and handle curb appeal.
Professional photos and video, your feature list, your showing procedure, and a Coming Soon announcement.
What happens
- Professional photography and video
- Feature intake: what makes your home yours
- Showing procedure agreed in advance
- Marketing materials prepared
- Coming Soon on social media 24 hours before
Your move
- Sign the listing agreement.
- Tidy the home for media day and plan where pets will go.
Everything we do goes live in a deliberate order. See the full week-by-week plan below.
What happens
- MLS, syndication, premium sign, lockbox, featured website listing
- Brokers open event, office caravan, social ads, open house
- Weekly feedback and a scheduled price and activity checkpoint
Your move
- Keep the home show-ready.
- Read the Friday feedback and tell us what you notice.
Price is one lever. Terms, certainty and timing are the rest. We help you compare offers on what you keep, not just the headline number.
What happens
- Compare price, concessions, financing, inspection window and closing date
- Counter strategically
- Use the offer comparison tool below
Your move
- Decide what matters most: top price, certainty, or timing.
- Review each offer with us before you respond.
The buyer inspects, the appraisal runs, title is cleared, and you move toward the keys.
What happens
- Buyer inspection and repair or credit negotiations
- Appraisal, loan underwriting, title work
- HOA documents and estoppel letters when needed
- Final walkthrough, closing and funds, then you hand over the keys
Your move
- Respond to requests fast.
- Verify wiring instructions by phone before sending or receiving funds.
A formula gives you a number. A strategy gives you a result.
Online estimates run on public records and recent sales. They cannot see your updated kitchen, your new roof, the quiet lot behind you, or the busy road two houses down.
The condition
What a buyer actually sees and feels walking through the door.
The right comparisons
Homes that truly compete with yours, not just the ones nearby.
The buyers right now
How many are looking, what they pay for, and where they push back.
The price on the sign is not what you keep.
A net sheet shows what lands in your account after everything is paid. We build yours with real numbers before you ever sign a listing agreement.
What it includes
Your mortgage payoff, title and settlement, Florida deed stamps, property tax proration, HOA dues, repairs or credits, and any agreed costs of representation.
What it shows
Your estimated net at three or more price points, so price and profit are decided together.
What you decide
Your walk-away number, what is worth fixing, and what terms matter most to you.
Fix this. Skip that. Credit the rest.
The two most common prep mistakes go in opposite directions: doing nothing, and doing far too much.
Fix it
Safety, function and inspection items. First impressions: curb appeal, paint, light, a clean entry. Smell and clutter.
Think twice
Full kitchen and bath renovations (many do not return what they cost), highly personal upgrades, and big projects with long timelines.
Consider a credit
Sometimes it is smarter to price the work in, or offer a credit, than to fix it yourself. We tell you which makes sense.
Your prep checklist
Your progress saves on this device.
Fix
Safety, function and the inspection
First impressions
What buyers see in the first 10 seconds
Clear and clean
Smell and clutter are the first things buyers notice
Paperwork
So nothing slows the sale
Before the photographer
Media day
A listing isn't a sign and a photo. It's a launch.
Here is what our plan looks like, week by week. Pick a stage.
Before launch
7 to 10 days before New to Market
- Listing preview
- Pricing strategy and profit review
- Sign and complete the listing agreement
- Media day: professional photos and video
- Feature intake
- Review showing procedure
- Prepare marketing materials
- Coming Soon announcement, 24 hours before, on social media
Week 1
New to Market
- Enter the listing in the MLS
- Syndicate to real estate websites
- Install a premium For Sale sign and any riders or directional signs
- Install the lockbox, combination or electronic
- Featured website listing
- Video 1: New to Market
- Hyper-local mailer announcement
Week 2
Get it in front of agents
- Invite-only brokers open event
- Office caravan with professional feedback
- Social media ad campaign 1: New to Market
- Price adjustment if necessary at our scheduled checkpoint (the 10-10 Rule)
- Weekly feedback on Friday
Week 3
Open to the public
- Social media ad campaign: Open House
- Host the open house
- Video 2: aimed at the likely buyer
- Activity review at our scheduled checkpoint (the 10-10 Rule)
- Weekly feedback on Friday
Ongoing
Always moving
- Strategy meetings in person, twice a month
- Videos 3 and 4 aimed at likely buyers
- Showings to potential buyers
- Mailers, canvassing and networking updates
- Monitor market conditions and competing listings
- Monitor foreclosures and short sales in the market
- Weekly feedback on Friday
Straight answers.
With a hand-built market analysis: comparable homes that truly compete, your home's condition and features, and what buyers are doing right now. We show you your net at different prices.
We explain every cost before you sign anything, in writing. Compensation is negotiable and set in your listing agreement, and we never suggest a standard rate. Use the net sheet to see all your costs together.
Fix what affects safety, function and first impressions. Skip big renovations. Consider a credit when pricing the work in is smarter. See the prep checklist.
In Florida you must disclose known, material problems that are not readily observable. We help you do it clearly.
It depends on price, condition and the market. Once a buyer is under contract, closing often takes 30 to 45 days.
Often, yes. We map the timing so you move once. See the timing section.
It is usually not the property, it is the strategy: price, presentation and exposure. We start by diagnosing what happened, then change the plan, not just the sign.
No. We schedule showings with notice, and you can leave while buyers tour. We agree on a showing procedure before launch.
You can renegotiate, the buyer may bring cash to cover the gap, or you can exit if the contract allows. Pricing from solid comps lowers the risk.
Many homeowners can exclude a large part of the gain on a primary home. Talk to a tax professional about your situation.
No. It is general information. Talk to a licensed attorney, tax professional or lender about your situation.
Advisors, not just agents.
Discovery that starts with your stress and your lifestyle. Honest numbers. A team of five advisors and a dedicated transaction coordinator behind every deal.
Kody was everything you would want in a real estate professional. Great knowledge of the local market, very responsive, excellent negotiating skills.carobok · Sold in Lake City, 2025
My husband and I are so grateful for Kody Mixon. He is a consummate professional who delivered unparalleled service and expertise.julialcooper · Bought and sold in Branford, 2024
Everything from our first meeting to the closing was super smooth and professional. Felt nearly effortless on my end. Super responsive.Mike · Bought in Lake City, 2024
Reviews were written on Zillow and are shown as written. Individual results vary.
Let's make a plan for your sale.
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