Selling a Naples home? Know what the buyer's inspector will find, before they find it.
I walk your home as a broker, contractor, inspector and community association manager, and we address issues before it hits the market, not after a buyer's inspector finds them. You list knowing exactly where you stand, and your seller disclosure becomes a badge of honor instead of a rap sheet. When it's listed, there are no surprises to derail the deal.
"Selling is a process, and success is the byproduct of real-world experience and preparation. We get the property, the price and the presentation right before your property hits the market. Every decision is backed by data and not driven by emotion."— Gary Gardiner, Broker · Contractor · Inspector · CAM
Selling a resale home in Naples means competing with new construction
New homes come staged, under warranty, with a builder's team behind every system. A resale home has none of that, unless its seller does. I'm licensed in all four fields that cover what a resale home is missing.
How to sell your Naples home, step by step
No mystery. No surprises. Here's exactly how we get from decision to closing.
Naples market reports: what's selling and what you're up against
What is your Naples home worth?
Now that you know how buyers see the market, see the same starting point they'd see. Then let's talk about what the numbers don't show.
Your instant estimate opens on MyFloridaHomeHub.com. It's a starting point. For a real number based on your home's condition and recent closings, book a free walkthrough or schedule a 15-minute consultation.
Book a free pre-listing walkthrough
Before you list, walk your home with Gary. You'll know what needs attention, what doesn't, and how it affects your price and your negotiation.
- Licensed Florida real estate broker
- Licensed Contractor
- Licensed Property Inspector
- Community Association Manager
A pre-listing walkthrough and consultation, not a formal home inspection report. No cost, no obligation.
Gary Gardiner · Licensed Real Estate Broker · Realty One Group MVP · BK686793
What sellers actually pay at closing
Outside of what you sell for, here's where a Florida seller's proceeds typically go. No guessing. This is the real list.
Get a precise net sheet for your property →Selling in Naples: common questions
How long does it take to sell a home in Naples?
It depends on the community, the price range and whether it's a condo or a single-family home. Days on market vary widely across Naples, and the monthly market report shows the current numbers. In any market, a well-prepared, well-priced home sells faster, and the slowest sale is the one that goes under contract and then falls apart after the buyer's inspection.
Should I fix things before I list?
Fix what a buyer's inspector, lender or insurer will flag: roof, HVAC, electrical, plumbing and any sign of water intrusion. In Florida, roof age and condition can affect a buyer's ability to get insurance. Cosmetic updates are case by case. A pre-listing walkthrough tells you which repairs pay back and which don't.
What do sellers pay at closing in Naples?
The biggest pieces are the commission, documentary stamp tax on the deed and prorated property taxes, plus any HOA or condo estoppel fees and your mortgage payoff. Who pays the owner's title insurance depends on local custom and your contract. See the breakdown above. You'll get a precise net sheet before we ever list.
What should condo sellers know about inspections and assessments?
Buyers and their lenders now ask about the building's milestone inspection, the structural integrity reserve study, reserve funding and any pending special assessments. Get the association's documents early, because surprises in them are one of the main reasons condo deals fall apart. As a Community Association Manager, I can help you read them before a buyer does.
Should I be home for showings?
No. Buyers are more comfortable without you there. We handle all access coordination and buyer feedback.
What about HOA approval and transfer?
As a licensed Community Association Manager, I handle the estoppel letter, compliance verification and transfer process from start to finish.
Is a pre-listing walkthrough the same as a home inspection?
No. It's a walkthrough and consultation, not a formal inspection report. I walk the home with you and point out what an inspector is likely to flag, what's worth fixing and how it affects your price. There's no cost and no obligation.
Reading that makes you a smarter seller
Real answers to the questions sellers are actually asking. No fluff.
Let's talk about your sale
Tell me about the property. I'll tell you what it's worth, what it would take to sell it, and what you'd walk away with. No obligation, no pressure.