South Florida homes for sale. David Manley, REALTOR.



The task of selling real estate is often underestimated. For the Professional Realtor, there is a tremendous amount of research, preparation and execution involved in the selling process.

Today's market is challenging and requires a sales approach far beyond what the average agent has to offer. My Advanced Listing Program goes to the end of the earth for you. This cutting-edge sales strategy syndicates your property to over 100 real estate web sites, 300 affiliate platforms, converts to smart applications, broadcasts to 70 countries in 29 lanuages, plots your property on GOOGLE maps, assigns a unique QR code and more. Over 87% of all home buyers use the internet during their home search, with over 40% of all purchases originating from these viewings. It is only logical to partner with a Realtor that understands today's market and delivers a sales strategy that competes on a local and international level.

REALTOR.COM Preferred Agent

First, I would like to thank you for considering me as your representative in what is commonly the largest transaction of an individual or family's lifetime. I guarantee you will find no other full time Realtor that will keep your priorities ahead of all others and will be dedicated to you and your transaction.

Why Use A Realtor vs. For Sale By Owner?

Studies show the majority of homeowners that use a Realtor sell at a higher price than those that sell themselves or use a listing or transaction service. Realtors are up to date on critical information and processes that lend in selling at a higher price and in a shorter time frame. In addition, relieves the burden of contract negotiations and facilitating other activities associated with the transaction process. Recent studies prove that For Sale By Owner [FSBO] transactions sell 16% lower than agent transactions, stay on the market much longer and have a higher rate of contract cancellations. So in reality, a FSBO will sell for less, net you less and in a longer time frame...that's only if you can get the transaction to the finish line.

Let's Get Started

There is information that you will need to consider during the selling process and I have outlined key elements that are necessary in setting you up for success.

Successfully selling real estate requires an understanding of what drives the market. These factors are; qualified buyers, distressed activity, inventory, market value vs. listing price, conditions of property and transaction volume. The overall market has seen better days, but this doesn't mean sellers are not on an even playing field. Due to the distressed environment pricing has fallen but your property can bring top dollar and at the same time value for the buyer.

Today's Market & Pricing Your Property

A challenging aspect of being a Seller Agent is the task of explaining the overall drop in market value. For those that purchased during the height of the market [2004-2007], the value of most residential property has fallen in excess of 40% with some areas falling to pre-2002 levels. Attempting to wait this out or thinking your property is an exception is not recognizing the true condition of our market and anticipating a significant market shift is beyond reasonable expectations.

Recently [Q1 2012] there has been a shift downward in available inventory in certain price ranges. This, coupled with a reluctance from buyers to enter in to short sale and foreclosure negotiations and a steady purchase volume, has created a demand and a modest value increase for properties that are owner/occupied and move in ready. This may be a great time for you to list and sell.

If your property contains upgrades which set it apart from the competition, we will discuss and evaluate how this will effect value, the appraisal, how it may translate in to a higher selling price and how to emphasize the added value when we go to market.

There is no area or price range that has been immune to the adverse effect of the housing bubble. Attempting to hold to value lost is only going to create frustration, prolong the selling process and cost you thousands in lost value, mortgage payments and other expenses during the listing period. It is statistically proven that most properties which drag on the market over 90 days are priced 15%-35% above their current market value. Calculating your property's value and listing price is a critical part of the selling process and we will use the most current information to identify a price-point in which promotes a timely and profit friendly exchange.

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How I Am Different

As someone that has cultivated over 10 years of real estate relationships and utilizes cutting-edge sales techniques, I have a unique ability to draw attention and broadcast your property to highlight its availability and value.

Where most sellers make their first mistake is when an Agent tells you what you want to hear in order to obtain your business. This is a sales tact so you are then bound to follow their lead while your property drags on the market with no tangible results.

As you may have read in my BIO, one of many assets I bring is clear and accurate information. There is no reason to assign resources to your property and take up your valuable time if there is no means to attract serious, qualified buyers. When we discuss your property, we will have a candid conversation and identify current market trends, sales volume and recent transaction activity then compare this information to your property to reach an agreement that promotes an equitable exchange. Only then can we formulate and execute a sales strategy that lends itself to selling your property in a suitable time frame.

Before We List Your Property

I say "we" because this is a partnership. This is a relationship in which I approach with the utmost in professionalism, diplomacy and respect. I believe and respectfully request a property must be ready to sell before we list the property for sale. Playing catch up is not positioning the property for a successful and efficient transaction. We will look at the property through the eyes of the buyer and this starts with the moment they pull in the driveway.

Conditions Of Property

Based on current statistics, almost half of all mortgaged transactions are sponsored or insured loans as the economy and lending guidelines have become more rigid. With an FHA loan, the property appraisal is accompanied by a Property Conditions Report. This report identifies defects associated with primary components, systems or hazards associated with the property. Certain defects such as roof leaks, inoperable heating systems, broken windows, plumbing leaks or electrical hazards could disqualify your home from being purchased or exclude your property from a significant portion of the purchase market. If your property falls within FHA loan limit guidelines, any issues or concerns should be addressed prior to listing the property in efforts of attracting all qualified buyers.

Say "Cheese"

Once we have agreed on the terms of the listing, it is imperative that we get your property listed or out there. An important part of the selling process is photographing your property inside and out. These photos will be used in various marketing efforts and definitely set the tone for the transaction.

Considering over 87% of all buyers use the internet during their home search and 4 of 10 purchases start with these web viewings, the image we portray will impact your sale. So, set the stage for success with; fresh cut lawns, trimmed hedges, a clean roof, clear and accessible rooms and common areas, a spring cleaned interior, consolidated storage areas, minimized shelving, organized cabinets and a sincere representation of responsible home ownership.

Curb appeal is very important to most buyers and the first impression of the home is generated from the first ten seconds a buyer observes upon arrival. With this said, it is imperative that impact or WOW factor is created on the exterior.

The second opportunity for a great impression is the first ten seconds the buyer enters the dwelling. Most inventory is owner occupied and buyers are aware of this. The interior look, smell and feel will directly  impact the immediate interest of a buyer. A cluttered or over-accessorized home may form an opinion as the owner is too busy or distracted to provide proper maintenance. Bold interior colors, crowded furniture, hunting trophies, hand prints and pet supplies should be re-evaluated for showing purposes. Keep in mind, a potential buyer has walked through the it's time to convert their interest to a purchase.

Once your property is listed for sale, it is necessary for the home to be in a condition to be shown within a 1 hour window. Overall transaction volume  has been steady, but decreased since the boom and as a motivated and committed seller, you want to have the ability to maximize showing opportunities whenever they come knocking.

Getting Your Property Out There

As most agents will tell you, they are the best in their field and once listed offers will come streaming in. This is a listing tactic used to put their face on your lawn and most real estate agents merely use the minimum resources provided by their Broker. There is a world of resources out there but only a handful of agents go the extra mile. The means in which the business of real estate operates has changed dramatically in the last five years with technology driving transactions in to the global market. This is one aspect of how I manage my business that sets me apart from over 98% of licensed real estate agents.

What Makes My Approach Different?

  • RE/MAX Brand Recognition - The day you decide to list your property with me, everyone looking will know your home. Through advertising, worldwide sponsorships and collective power by thousands of affiliates, RE/MAX has become the best-known and most respected brands in real estate. Since 1997 nobody has sold more real estate than RE/MAX.
  • RE/MAX Ranked #1 Consumer Satisfaction by Sellers - J.D. Power
  • RE/MAX Ranked #1 Consumer Satisfaction by Buyers - J.D. Power
  • MLS - Multiple Listing Service - The #1 tool for all real estate agents in the initial step in listing a property and is the only tool used by most agents.
  • NEW: Advanced IDX - Internet Data Display is a tool only used by a handful [less than 3% of all licensed agents] in efforts of maximizing your property listing
  • Listing Syndication - As a part of my Advanced Listing Program, this platform broadcasts your listing to over 100 real estate web sites and 300 affiliates.
  • JUST ADDED: GOING GLOBAL SYNDICATION SYSTEM - A new dimension to my Advanced Listing Program syndicating my listings to 70 COUNTRIES IN 29 LANGUAGES.  


and many more... 

  • Smart Application Platforms - Every client listing is automatically converted to a smart application for the following; iPhone, iPad, Android and BlackBerry. Also, unique QR Codes are assigned to reach the tech savvy buyer or agent.  
  • Weekly Hot Sheet - Your listing will be featured in this compilation and sent to over 2,500 real estate agents and brokers. This exclusive contact list contains broad market agents and others whom specialize in niche buyers such as second residences, relocation and investor farming.
  • Lead Capture - While potential buyers view my web site, they are directed to complete a sign up or lead form. This grants me the ability to search in-house inventory before a broad market search is conducted. Therefore granting the opportunity to present your property ahead of others.
  • Business Social Media - An explosion of social media has given birth to a multitude of platforms ideal for real estate sales and lead generation. Once your property is listed within my Advanced Listing Program, it is automatically syndicated to multiple social platforms such as; facebook, Twitter and a special tour video can be arranged for YouTube.
  • Professional Networking - Professional networking has changed the dynamic of how business is conducted today. I attend at least [1] networking event per week and participate in many community and high profile events.
  • Direct Mail - Depending on the time of the listing, your listing may be included in these efforts.
  • Print Media Advertising - RE/MAX has created a brand that consistently uses broad and local market media print resources.
  • Broker & Agent Showings - These previews are private and are typically reserved for high profile, high end or unique properties in which command the immediate attention of volume producing agents.
  • Open House - An open house may be scheduled based on availability.

The Contract Process

This can be a tasking part of the process as rarely does a buyer meet the expectations of the seller. But regardless of the offer, I will assist you in a manner you are comfortable with and insist on an informed, practical decision that promotes and protects your interests.

The Contract Has Been Signed

After the contract has been signed by both parties, there are other activities that typically do not involve the seller. These activities include; a property appraisal, home inspection, insurance inspection and survey. Unless there are problems associated with these items, the respective agents will manage this process.


In Florida, as you may remember when you purchased your property, transactions are concluded via a title company or real estate attorney. This is different than other states that use an escrow process, but the end result is the same. The closing is typically done in person as the closing documents need to be signed and notarized.

So, what are you waiting for? Pick up the phone or send me an email. Let's create a lifetime

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David Manley, P.A.
Realtor, CDPE

(954) 531-2236 (Direct Line)

RE/MAX In Motion
939 N University Dr
Coral Springs, FL 33071
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REALTORREALTORCertified Distressed Property Expert

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