Selling Guide
Your Step-by-Step Guide to Selling
Your Southwest Florida Home.
Selling a home is more than a transaction. It's a significant life decision, and it deserves a methodical, well-supported approach backed by white-glove, concierge-level service from an agent with more than 30 years of experience.
Why Work With Kim
What makes the difference when selling your home.
Choosing the right listing agent is the most important decision you'll make. Here is why Kim brings a fundamentally different level of experience and care to every sale.
30+
Years of Real Estate Experience
90+
Five-Star Client Reviews
3
Counties Served in SW Florida
1
Realtor with a Heart to Serve
30+ Years of Experience
Across real estate, mortgage, and business ownership — including running her own brokerage. That depth means Kim sees the angles other agents miss and handles every situation with confidence.
White-Glove, Concierge-Level Service
Kim manages each transaction from the first conversation through closing. She coordinates pricing strategy, marketing, inspections, negotiations, and the many details that determine whether a deal closes smoothly.
Proven Marketing Strategy
Professional photography, video tours, dedicated property websites, MLS syndication, social media campaigns, and targeted outreach — every home gets the full marketing package.
Local Expertise
Kim lives and works across Sarasota, Manatee, and Charlotte counties. She knows the neighborhoods, the market trends, the flood zones, and the details that affect your sale.
The Selling Process
A clear, proven process from first conversation to closing.
Here is exactly what the journey looks like when you work with Kim. Every step is designed to remove uncertainty and give you confidence throughout the process.
The Pre-Listing Consultation
It all starts with a conversation. I meet with you for a free, no-obligation home evaluation where we walk through your property, discuss your goals and timeline, and explore what comes next. I review comparable sales, current market conditions, and the specifics of your home to help you understand your home's true market value. This consultation is as much about listening as it is about advising — I want to understand what matters to you before we make any plans.
- Free, no-obligation home evaluation
- Understanding your home's true market value
- Discussing your goals, timeline, and next steps
- Review of comparable sales, market conditions, and property specifics
Home Preparation & Staging Strategy
I provide professional guidance on preparing your home for market. We create a step-by-step plan for decluttering, making repairs, updating where it counts, and staging to appeal to today's buyers. I help you decide what to fix and what to leave alone — not every improvement pays off, and I'll show you where your investment makes the biggest difference.
- Professional guidance on preparing your home for market
- Decluttering, repairs, updates, and staging recommendations
- What to fix vs. what to leave alone
- How small improvements can yield big returns
- Optional professional staging services
Professional Photography & Marketing
Your home's first impression happens online. I invest in professional photography, video walkthrough tours, and a dedicated property website so your listing stands out. Your home is marketed across social media platforms, the MLS for maximum exposure, and through targeted print and digital outreach. I also plan and execute an open house strategy that brings qualified buyers through the door.
- High-quality professional photography
- Video walkthrough/tour
- Dedicated property website
- Social media marketing across all platforms
- MLS listing with maximum exposure
- Print marketing and targeted outreach
- Open house strategy
Pricing Strategy
Pricing a home correctly from day one is the single most important factor in a successful sale. I use real market comparables, current data, and buyer psychology to set a price that attracts serious buyers while maximizing your return. Overpricing is the most common mistake sellers make — it scares away buyers, extends time on market, and often leads to selling for less than a well-priced home would have fetched.
- Data-driven pricing using real market comparables
- Understanding market conditions and buyer psychology
- Why pricing right from day one matters most
- Avoiding the trap of overpricing
Showing Your Home
I coordinate showings with qualified, pre-screened buyers, track feedback from every visit, and plan open houses that make sense for your property. The goal is to maximize buyer interest while minimizing disruption to your daily life. You receive updates on showing activity and feedback so you always know where things stand.
- Coordinated showings with qualified buyers
- Feedback tracking from every showing
- Open house planning and execution
- Maximizing buyer interest while minimizing disruption
Negotiation
This is where experience matters most. With more than 30 years in real estate, I negotiate carefully on your behalf to secure the best possible price and terms. I handle multiple offers strategically, evaluate each one on its full merits, and protect your interests throughout the process. The difference between a good negotiator and an average one shows up here — in the price you end up with and the terms that protect you through closing.
- Kim's negotiation expertise backed by 30+ years of experience
- Getting the best possible price and terms
- Handling multiple offers strategically
- Protecting your interests throughout
- The difference between a good negotiator and an average one
Managing the Transaction
From contract to closing, there are many moving parts. I coordinate inspections, manage the appraisal process, work with the title company, and keep everything on track. I communicate every step of the way so you never feel lost or surprised. When issues arise — and they often do — I handle them so you don't have to.
- Inspection coordination
- Appraisal management
- Title and closing coordination
- Keeping everything on track from contract to close
- Communicating every step of the way
Closing Day
Closing day is the culmination of weeks of preparation and coordination. I make sure the final walkthrough is completed smoothly, all paperwork is in order, and you know exactly what to expect at the closing table. When you walk out of that closing, you do so knowing every detail has been handled.
- What to expect at closing
- Final walkthrough coordination
- Ensuring all paperwork is in order
- Celebrating your successful sale
After the Close
My commitment to you doesn't end when the papers are signed. I provide post-closing support, connect you with trusted professionals for your next chapter — whether that's movers, contractors, or a buyer's agent for your next home — and remain your ongoing real estate resource for years to come.
- Post-closing support
- Referral connections for your next chapter
- Ongoing relationship as your real estate resource
Why Choose Kim
The agent who puts you first, every time.
Here is what sets Kim apart from every other agent you could call. These are the qualities that clients consistently name as the reason they chose her and why they refer their friends.
Your Realtor with a Heart to Serve
I'm not here for a transaction. I'm here for a transition. My clients are at a turning point in life, and they deserve patience, not pressure. I've got your back.
White-Glove, Concierge-Level Service
I manage each transaction from the first conversation through closing — coordinating pricing strategy, marketing, inspections, negotiations, and the many details that determine whether a deal closes smoothly.
30+ Years of Experience
With a background spanning engineering, mortgage, business ownership, and running my own brokerage, I bring a breadth of knowledge that few agents can match.
90+ Five-Star Reviews
My clients consistently rate their experience 5 out of 5 stars. Read what they have to say about working with me.
Deep Local Knowledge
I live and work across Sarasota, Manatee, and Charlotte counties. I know the neighborhoods, the market trends, and the details that affect your sale.
Comprehensive Marketing Package
Every listing gets professional photography, video tours, a dedicated property website, MLS exposure, social media campaigns, and targeted outreach.
Strong Negotiation Skills
I negotiate carefully on your behalf, every time. I know when to push and when to compromise, and I evaluate offers based on price, terms, timeline, and buyer strength.
Transparent Communication
You get plain-language updates at every stage of the transaction. No surprises, no jargon, no disappearing until closing.
What Sellers Say
Real stories from real sellers.
“Working with Kim Donahue has been a true blessing. From the moment we decided to sell my condo, Kim stepped in not just as a Realtor, but as a trusted advocate and friend. She went above and beyond every step of the way — helping me pack, organize, downsize, sell and donate belongings, and coordinate everything for the move. When I ended up in the hospital during the transition, Kim didn't miss a beat. She showed up for the movers, made sure my new apartment was set up just the way I needed it — with care, comfort, and accessibility in mind — so I could come home and simply relax. Her compassion, attention to detail, and genuine heart made this transition so much smoother than I ever imagined. Extremely competent, knowledgeable and thorough. Service above and beyond expectations. I would recommend her to anyone, without reservation.”
Neil MacDonald
Seller · Sarasota, FL
“Kim Donahue did an amazing job start to finish. She saw the real value in the home when other real estate agents were only willing to play it safe. In three weeks, we had a solid offer from a picky buyer who had been looking for almost 9 months and one waiting in the wings. With the right real estate team, the right marketing plan, mission accomplished. If you're thinking about listing your home or finding your dream home, there's only one phone call you need to make.”
David Bennett
Seller · Punta Gorda, FL
“Kim Donahue is fantastic to work with. Very personable, professional and always available. They provided helpful advice and guidance in getting our home sale-ready. They were always considerate when it came to showing our home as we lived there through the selling process. They have select clientele for buyers which prevents a revolving door of lookers. Throughout the closing process they were always available for any assistance we needed and made the final closing process very smooth. On top of all that, Kim Donahue is one of the nicest people ever!”
Peggy & Jeff Filock
Seller · Englewood, FL
“Kim provided us with excellent service from start to finish. Her up to date knowledge of local conditions was invaluable in coming up with a listing price and marketing plan that enabled us to meet our objectives. Kim guided us through the negotiations, providing excellent advice throughout, and making sure our interests were well represented. She helped us with getting our home ready for sale, finding and coordinating contractors and being at the house when we could not. Overall, we are very pleased and could not have asked for more of a 'personal touch'.”
John & Kim Englishman
Seller · Sarasota, FL
Seller FAQ
Common questions about selling your home.
How much does it cost to sell a home in Sarasota?
Sellers typically pay 6% to 10% of the sale price in total costs — including real estate commission (5% to 6%), closing costs (1% to 3%), and home preparation expenses (painting, repairs, staging, photography). On a $500,000 home, that works out to roughly $30,000 to $50,000. I provide every seller with a detailed net proceeds estimate before listing, so there are no surprises.
Full breakdown of selling costsHow long does it take to sell a home in Florida?
In the current Sarasota-area market, well-priced homes in desirable neighborhoods typically sell within 30 to 60 days. From accepted offer to closing, the process usually takes another 30 to 45 days. Total timeline from listing to keys in hand is generally 60 to 90 days. Homes that need price corrections or significant updates may take longer.
What should I do to prepare my home for sale?
Home preparation typically includes decluttering and depersonalizing, deep cleaning, making minor repairs, refreshing paint in neutral colors, improving curb appeal through landscaping, and staging the home to appeal to buyers. In Florida, pool maintenance, lanai presentation, and ensuring AC and roof are in good condition are especially important. I provide every seller with a customized preparation plan with cost estimates and priority sequencing.
Detailed home preparation guideHow is my home priced?
Your home is priced using a data-driven comparative market analysis (CMA) based on recent sales of comparable homes in your neighborhood, current active listings, market trends, and your home's specific features — size, condition, location, upgrades, and lot. Every price has a clear rationale behind it, not a guess or a hopeful number.
How to price your home right from day oneWhat is a comparative market analysis (CMA)?
A comparative market analysis (CMA) is an estimate of what your home would sell for in the current market. It uses recent comparable sales, active listings, market trends, and your home's specific features — size, condition, location, upgrades, and lot — to arrive at a realistic price range. It is not the same as an appraisal. I provide complimentary CMAs for every seller.
What happens during the inspection process?
After an offer is accepted, the buyer typically schedules a home inspection within the due diligence period. The inspector evaluates the home's major systems — roof, AC, plumbing, electrical, foundation, and structure. If issues surface, we review findings together line by line, distinguishing what's negotiable from what's a real concern, and bring in trusted contractors for honest repair estimates. I negotiate repairs or credits based on facts, not emotion.
Ready to Sell Your Home? Let's Talk.
Contact Kim Donahue for a free, no-obligation consultation. She will give you a straight answer on what your home is worth, what it needs to sell well, and what the process looks like — with no pressure and no obligation.
License: SL3352997 · Medway Realty · Serving Sarasota, Manatee, and Charlotte Counties