How the engagement runs
Step 01
Discovery
30-60 minute conversation to understand your timing, your budget, and the markets in play. Buyers leave with a shortlist; sellers leave with a marketing plan.
Step 02
Representation
Showings, offer drafting, negotiation, vendor coordination, handled by the broker or by the listing's named agent inside the brokerage. Always one named owner of the transaction.
Step 03
Closing & follow-through
Coordinated handoff to the title attorney, inspection management, walkthrough, and the post-close transition support (utility setup, contractor referrals, neighborhood introductions).
What residential representation covers
Buyer representation
Market research before the first showing, deep familiarity with each barrier-island community, negotiation that protects the buyer's interest, and inspection / closing coordination through to keys-in-hand.
Seller representation
Pricing strategy grounded in current Treasure Coast and Space Coast comps, in-house photography and aerial cinematography for every listing, MLS placement, brochure folios, and full negotiation through closing.
Flat-fee listing
Listing-side compensation is negotiated upfront and disclosed in writing. Buyer-broker compensation is separately negotiated per Florida practice. What's in the proposal is what's paid at closing. No bait-and-switch.
Single-property vanity sites
For estate-tier listings we build a dedicated vanity-domain microsite. See 211beachside.com as the template. Editorial film loop, brochure folio, and a private showing-request inbox per property.
Director-shot photography
Every listing is photographed by a director-shot photographer commissioned per home, plus aerial cinematography. Never MLS-stock or wide-angle phone shots. The marketing matches the property's register.
Off-market listings
Not every residence reaches the open market on the same timeline. Tell us what you are looking for and we will tell you what we can document as available. Any decision to list on or off the MLS follows the rules of the local MLS and is made with the seller's informed consent.
Where we represent
Treasure Coast: Vero Beach, Sebastian, Stuart, Jensen Beach, Hutchinson Island, the four Vero private clubs (John's Island, Windsor, Orchid Island, The Moorings), and Sailfish Point. Indian River and Martin counties.
Space Coast: Melbourne, Melbourne Beach, Indialantic, Indian Harbour Beach, Satellite Beach, Cocoa Beach, Cape Canaveral, Merritt Island, Viera. Brevard County, where the brokerage maintains its operational base.
Geographies outside these markets are taken on selectively when the property warrants it; we'd rather decline than under-represent a market we don't know intimately.
Right fit
Right fit if
- You want full-service representation at a flat-fee rate that's transparent before you sign.
- You're buying or selling above approximately $500K on Florida's Atlantic coast.
- You want one broker accountable for the transaction end-to-end, not a roster of handoffs.
- You'd rather work with a small brokerage where the broker knows every active deal by name.
Probably not us if
- You're shopping rebate-style discount listing services. That isn't this model.
- You're outside the Atlantic-coast Florida markets we work in regularly.
- You're looking for vacation-rental or short-term-rental management (off-portfolio).
Related services
Common Questions
What you should know.
We represent both buyers and sellers, though not usually on both sides of the exact same transaction. Buyer representation follows the same flat-fee, full-service approach as our seller work: property search, showings, negotiation, and guidance through closing, with a written representation agreement in place before we begin touring homes together.
Yes. Not every residence reaches the open market on the same timeline. Tell us what you are looking for and we will tell you what is actually available, including anything we can document that is not yet listed. Any decision to list on or off the MLS follows the rules of the local MLS and is made with the seller's informed consent.
Preparation starts with a walkthrough to assess condition, staging, and photography timing, followed by a written marketing plan and a pricing discussion grounded in recent comparable sales. From there we coordinate photography and video, prepare disclosures, and get the listing live on the MLS and syndicated portals, with every step scheduled and communicated in advance.
Every listing is placed on the MLS and syndicated to the major public portals, the standard distribution channel for any brokerage. What we build around that is specific to the property: professional photography and video, a written strategy for that listing, and direct promotion to our own network of buyers and cooperating agents across the Space Coast and Treasure Coast.
Since August 2024, national MLS rules require a signed, written buyer representation agreement before touring homes with an agent, and compensation is no longer displayed on the MLS. As your buyer's agent, we discuss compensation with you directly before you tour any property, so there are no surprises later in the process.
