For people selling
Selling your Orlando property without discovering a problem halfway through
It starts with the valuation, which is free, with no obligation and without you signing anything first. But before we talk price, four things decide how long your house sits on the market — and three of them you solve before listing.
1. Price isn't an opinion, it's a comparison
The valuation I do is a CMA: houses like yours, in the same band, that sold — not that are listed. A listing is an ask; a sale is a fact. A house listed above market doesn't sell slowly: it sells worse, because time on market turns into a discount in the negotiation.
2. Insurance and the roof decide who your buyer is
If your roof is more than fifteen years old, a share of buyers simply can't insure the property — and they disappear from your funnel without you knowing why. The same goes for polybutylene plumbing and an old electrical panel. That isn't an inspection detail: it's a filter on who is able to buy from you.
3. What changed in your pocket since the NAR settlement
Since 2024 the buyer's agent commission is no longer published in the MLS and is no longer automatic. In practice, you decide whether to offer anything to the buyer's side and how much — and that becomes part of the selling strategy, not a fixed fee someone already decided for you. I explain the effect of each choice on the number of offers, before we list.
4. If you live abroad, FIRPTA is in the middle of it
A foreign seller has mandatory withholding of part of the sale price, which goes to the IRS at closing. It isn't the final tax and much of it usually comes back with the return — but the money leaves the closing and takes a while to return, and there are reduction routes that have to be requested beforehand. Finding that out at the closing table is the worst possible moment.
And if you bought recently
It deserves an honest calculation: commission, the seller's closing costs, and what actually remains. In some cases the right answer is to wait, or to rent instead of selling. If that's your case, I'll tell you — even though it earns me nothing right now.
The valuation is an opinion of market value, not a formal appraisal. Nothing on this page is legal or tax advice.
Send me a message
Portuguese, English or Spanish, whichever you prefer. If I don't answer immediately it's because I'm inside a house with someone — I come back the same day.
Licensed real estate professional in the State of Florida
- Agent
- Moisés Bispo · license 691656
- (530) 410-7172
- Phone
- (530) 410-7172