From preparation to the final negotiation, get the professional guidance you need to make informed choices and achieve the best possible results.

Why are some properties selling almost immediately while others just sit on the market? This is the question we are hearing constantly as we kick off 2026. After a brief lag between Christmas and New Year’s while everyone was busy with family, buyer activity has surged. My request for showings has increased significantly, but there is a very specific pattern to what is actually going under contract.

The reality of today’s market is simple: when a property is in the right condition and listed at the right price, it sells.

Real examples from the local market. We are seeing this happen in real time. I recently listed a beautifully renovated home in Stonebridge. Because it was priced where the market supported it, we had an almost full-price offer within four days.

We saw the exact same thing in Valencia Bay. We listed a property there, and by day three, we had a full-price offer and several other interested buyers right behind it.

These results happen because buyers understand value. When a seller is realistic and follows our recommendations for preparation and pricing, they get the results they are looking for.

The cost of overpricing. We also see the opposite scenario, and it is just as important to talk about.

In one country club community, we suggested a price of $1.9 million based on the data. The seller insisted on pricing it over $2 million. We always remember that it is your home, not ours, so we supported their decision and listed it at $2,050,000.

In the first two weeks, the only offers that came in were between $1.6 million and $1.9 million. After 45 days of sitting on the market, the seller realized the market was sending a message. We dropped the price to $1,950,000, and the home was under contract three days later at $1,875,000. The condition of the house was fine, but the initial price kept the right buyers from moving forward.

“When a home is in the right condition at the right price, buyers respond.”

In another case, a seller received multiple offers that were in line with the market, but they chose not to adjust or accept them. That home is now off the market. It didn't sell because the expectations didn't match reality.

Location and community matter. It is important to understand that a $1 million listing in one part of Boca is not the same as a $1 million listing in another. Pricing varies wildly depending on the community. Whether you are in Broken Sound, Valencia Bay, or Stonebridge, the "market value" depends on:

● Specific community buyer pools.
● How many other homes are currently for sale nearby
● How fast homes are moving in that specific subdivision

You cannot just look at general market numbers. You have to know where the pricing lands for your specific front door.

What does this mean for home sellers? Buyers today are informed. They are comparing homes carefully and paying attention to value. Pricing and preparation matter more than timing or wishful thinking.

Our role is not to make decisions for you. It is your home. Our job is to provide data, guidance, and honest feedback so you can make informed choices and get the best possible result.

As we head into 2026, these conversations are more important than ever. If you are thinking about selling or just want to understand where your home fits in today’s market, call us at (561) 843-4464 or email dankarp@kw.com or laurie@activeluxury.com. We are always here to answer questions and walk through the numbers with you.