A private pricing strategy and marketing plan for your home, prepared with current market data and a clear-eyed view of what the next listing chapter can look like.
I know your home has been on the market before, and that part hasn't been easy. Whatever happened with the prior listing, this isn't about looking back. It's about bringing fresh eyes to your home and the current Silver Springs Shores market, and finding the path forward that actually works.
The good news is the timing works in your favor. Your listing came off just days ago, which means we still have momentum. Buyer demand for homes like yours is active right now, and a fresh approach can put your home in front of buyers who never saw the prior listing the first time around.
Here's what I see when I look at your home with current eyes. A permitted 2024 roof. Block and stucco construction. Flood Zone X (the safe one, where insurance is significantly cheaper). No HOA. A corner lot. Reported new HVAC in 2024. In a market where Florida insurance and roof age have become the single biggest anxieties for buyers, your home checks the boxes that matter most. The prior listing buried these in paragraph four. We'll lead with them.
The recommendation on this page reflects what the most recent MLS solds in your immediate area are showing us. It sits below the prior list price, which is the honest truth of where current buyers are searching, and it captures a search filter break that should put your home in front of two distinct buyer pools instead of one. The full reasoning, with the comparable sales and the math, is laid out below.
Take your time reading this. When you're ready to talk, I'm here.
Public record and prior MLS information for 227 Locust Pass Course. These are the facts we'll build everything else around.
Your home didn't sell the last time it was listed. That's data we can learn from, not a verdict on the home. Here's the honest view of where we are now.
Every price tells a different story to the market. Each has real tradeoffs. The one I'm recommending is highlighted, with the reasoning on the card.
Anchors at the upper edge of what recent solds support. It's on this page for context, not as my recommendation.
Strategically positioned just below market to attract serious buyer attention quickly, with the expectation that competing offers push the final sale back up toward market value.
Reserved for situations where speed matters more than top dollar. Designed to bring in multiple offers quickly, with the final sale typically landing near the recommended tier anyway.
These projections are based on current market activity and recent MLS sales in your immediate area. The final price is always yours to decide. Real estate outcomes vary by home and timing, and nothing here is a guarantee.
These are real homes that have sold, are pending, or are currently for sale within a half mile of you. I want you to see the same data I'm working from, so the conversation is open.
These are the recent closings I'm anchoring the pricing strategy to. Each is a 4-bed in Silver Springs Shores or directly adjacent, sold within the past few months. The $/sq ft average across these five is $162.
| Address | Beds / Baths | Sq Ft | Sold | DOM | Notes |
|---|---|---|---|---|---|
| 12 Spring LoopSilver Springs Shores | 4 / 2 | 1,828 | $297,9903/30/26 · $163/sf | 38 | Sold quickly, healthy pace |
| 11 Locust CircleSilver Springs Shores | 4 / 2 | 1,828 | $295,0003/27/26 · $161/sf | 68 | Direct comp on bed count |
| 513 Sapphire LaneSilver Springs Shores | 4 / 3 | 1,712 | $283,0005/1/26 · $165/sf | 90 | Most recent close in this band |
| 17 Holly RunSilver Springs Shores | 4 / 2 | 1,747 | $279,9004/16/26 · $160/sf | 30 | Sold full-price quickly |
| 250 Locust Pass DriveSame street, just down the road | 4 / 2 | 1,696 | $275,0002/25/26 · $162/sf | 141 | Same street, longer market time |
These five comps average $162 per square foot. Applied straight across, that would put your home well above current market reality. The pricing strategy accounts for diminishing returns on larger homes in this submarket, plus credit for your roof, lot, and Flood Zone X advantage.
You may see a comp on Zillow or Realtor.com that looks similar but isn't really. 28 Locust Run sold at $850K, but it's a true 5-bedroom estate on a different product class. 9105 SE 55th Terrace listed at $439K as a true 5-bed and expired after 99 days, which tells us the upper ceiling in this market is well below that number. 3 Hickory Track Trace sold off-MLS at $131K, which is a family or distressed transfer, not market value. We'll defuse these proactively if buyers or appraisers bring them up.
These tell us the direction the market is moving right now, and what buyers are willing to write contracts on this week.
| Address | Beds / Baths | Sq Ft | List Price | Days to Contract | Notes |
|---|---|---|---|---|---|
| 224 Locust Pass CourseLiterally next door | 4 / 2 | 2,052 | $277,900$135/sf | 312 | Took a long time, eventually moved |
| 29 Oak LoopNearby | 4 / 2 | 1,600 | $180,000$113/sf | 23 | Smaller home, priced low, fast contract |
These are the homes buyers are actively comparing to yours. Your pricing strategy is built to stand out against this set.
Your home is built to attract a specific set of buyers. Knowing exactly who they are shapes every photo, every word in the listing remarks, and every ad we run.
Households outgrowing a 3-bedroom and looking for real space without the price tag of new construction. The flex room sells itself as a nursery, playroom, or home office. The under-$350K price band keeps the FHA and conventional financing path wide open.
Buyers who have been quoted painful insurance numbers on older Florida homes and are specifically searching for block construction with a recent roof. Your 2024 permitted roof plus Flood Zone X gives them the monthly-payment win they've been hunting for.
Local Marion County buyers stepping up from a starter home, looking for the space and corner lot they didn't have before. They're already pre-approved and ready to act on the right home, especially one priced just under their target filter.
Families with parents, in-laws, or adult children moving in together. The 2,886 sq ft footprint, the flex room, and the split layout make this home one of the few in Silver Springs Shores that genuinely works for three generations under one roof.
A recent client came to me after their home had sat on and off the market for 693 days through three prior agents. Together, we revisited the pricing, refreshed the marketing, and reset the conversation with the market. The home went under contract in 44 days at $315,000, slightly above asking.
Same care. Same honest approach. Whatever your situation, there's a path forward.
Five phases, each with specific work and clear timing. Built around what made the prior listing sit, and what will get the next buyer through the door.
There are a lot of agents out there. Here's what you can expect when you choose to work with me.
If your home didn't sell last time, doing the same thing again with a different agent rarely changes the outcome. I bring a complete reset on pricing, marketing, photography, and buyer reach, all grounded in the most recent comparable sales.
If the right number is below where you'd hoped, I'll say so kindly and explain why. If there's room to stretch, I'll say that too. Either way, you get the truth, with the data to back it up.
Full Meta retargeting, Google ads, three branded websites driving traffic, social outreach, and a private buyer database. Your home gets the attention it deserves.
A recent SW Ocala home that sat 693 days through three prior agents went under contract in 44 days at $315K when I took the listing. The same principles apply here: honest pricing, fresh marketing, real buyer reach.
I'm a solo agent by choice. When you call, I answer. When we have a tough conversation, I'm right there with you, not three layers of assistant in between.
The largest independent brokerage in North America stands behind everything I do, with broker support, a national referral network, and tools that work for you.
I know you've been through this before. There's no pressure on my end and no timeline you need to meet. If anything on this page raises a question, or if you'd like to talk through the approach before deciding anything, just call. When you're ready to move forward, we can get everything set up in a single conversation.