1765 Georgia Ave, Palm Harbor, FL 34683
Listing Plan for 1765 Georgia Ave
1,901 sqft pool home in Palm Harbor — engineered to sell cleanly, quickly, and for a strong number.
Probable Sale Price
~$560,000
Target DOM
10–21 days
Plan Highlights
Launch-to-Offer in ≤21 days
Team Leader
Donnie Hathaway
The Hathaway Group @ Real Broker
Key updates for 1765 Georgia Ave:
- Roof replaced in 2020
- Windows replaced in 2015
- A/C replaced in 2015
How much money can I get?
We anchor to real sales on your street and nearby pool homes, then position 1765 Georgia Ave to attract strong, clean offers around the mid-$500s.
How fast can I get it?
With a tight launch plan, we aim for serious interest in days, not weeks — with a realistic offer window inside 10–21 days when priced in the right lane.
What do I have to do?
You handle a short prep checklist. We handle contractors, media, marketing, showings, and negotiation. Low effort, high output.
CMA Summary for 1765 Georgia Ave
Using recent 3–4 bedroom pool homes (~1,800–2,100 sqft) in Palm Harbor — including Patty Ann Acres, Falcon Ridge, and Sutherland (same street comp on Georgia Ave).
| Metric | Low | Median | High |
|---|---|---|---|
| Sale Price | $512,000 | $560,000 | $635,000 |
| Price / SqFt | $279 | $290 | $300+ |
| Median Days on Market | 7 | 19 | 90 |
Comp #1
155 Patty Ann Blvd
1,835 sqft • 3/2/2 • Pool
Sold: $512,000 • $279/sqft • 90 DOM
Comp #2
1031 Ridge View Ln
1,808 sqft • 3/2/2 • Pool
Sold: $540,000 • $299/sqft • 19 DOM
Comp #3 (Same Street)
1851 Georgia Ave
2,003 sqft • 3/2 + office • Pool/Spa
Sold: $579,900 • $290/sqft • 7 DOM
Aggressive
List $539,000 – $549,000. Goal: create a bidding environment in the first 7–10 days and push the final number into the mid-$550s to low-$560s.
Balanced
List $559,000 – $569,000. Goal: strong but realistic positioning, solid traffic, and 1–2 quality offers inside 10–21 days, likely landing around $560k–$570k.
Premium
List $579,000 – $599,000. Goal: test the top of the band with excellent prep and marketing. Expect longer DOM and more selective buyers; adjust quickly based on showing data.
Suggested List Price Range (today): $559,000 – $579,000
Probable Sale Price (current conditions): ~$560,000, assuming typical showing activity and no major surprises on inspection.
Rationale: 1765 Georgia Ave is a 1,901 sqft pool home with a 2020 roof, 2015 windows, and 2015 A/C. Nearby pool homes with similar square footage and updates are clustering from the low-$500s to the high-$570s, with your same-street comp closing at $579,900.
Assumptions & Limitations: This CMA uses recent sales and public data and is a pricing estimate, not a formal appraisal. Interest rates, buyer demand, and unique property features can change final value and time on market.
7-Step Launch-to-Offer Framework
- Strategy Call & Price Banding: align on your numbers, timing, and which pricing lane (Aggressive, Balanced, Premium) fits your goals.
- Prep & Concierge: punch-list based on your updates, light repairs if needed, contractor coordination where it makes sense.
- Media Day: professional photos, video, reels, and floor plan of 1765 Georgia Ave.
- Listing Package: MLS write-up, feature sheet, disclosures, and a clear story for why your home is worth the price.
- Market Launch: MLS live, email and social campaigns, neighbors notified, ad sets turned on.
- Demand Spike: stacked showings, open house, follow-up and retargeting while the listing is fresh.
- Offer Window & Negotiation: compress timelines, manage multiple offers, and focus on best net — not just highest price.
48-Hour Fast Start (for motivated sellers)
- Day 0: Strategy call, pricing lane, concierge prep list sent.
- Day 1 AM: Media team on site (photo, video, reels, floor plan).
- Day 1 PM: MLS draft, marketing assets, and ad sets built.
- Day 2 AM: Listing goes live; open house scheduled; retargeting on.
- Day 2 PM+: Showings stacked, offer window communicated to interested buyers.
Omnichannel Marketing (15-Point)
The goal is simple: make 1765 Georgia Ave impossible to miss for the right buyers — online and offline.
- Pro photos (day & twilight)
- Cinematic property video + YouTube premiere
- Vertical reels for Instagram, Facebook, and TikTok
- 3D tour and/or detailed floor plan
- Geo-targeted Meta ads around Palm Harbor & feeder markets
- Google Display retargeting to website visitors
- YouTube in-stream ads targeting relocation and move-up buyers
- Email blast to active buyer list + local agents
- Neighbors-only preview invite (your biggest word-of-mouth group)
- Open house with QR code lead capture and follow-up
- Property micro-site with chatbot lead capture
- Just-listed postcards to the surrounding area
- Listing story blog post on local site
- Weekly ad creative refresh based on performance
- Analytics dashboard and strategy tweaks based on data
Communication Plan
Cadence
- Launch Week: updates 3× (Day 1, Day 3, Day 6).
- After Launch Week: weekly dashboard with showings, feedback, and online activity.
- Real-time: same-day communication on offers, major feedback, or strategy shifts.
Response Standards
- Seller texts/calls: typically within 2 business hours.
- Buyer/agent inquiries: prioritized same-day.
- Offers: reviewed together with a clear net sheet and options.
Seller Prep Checklist
Do Now (Low Effort)
- Declutter surfaces, counters, and closets (2–3 hours)
- Deep clean kitchens and baths
- Touch up paint on major scuffs
- Replace burned-out bulbs and clean fixtures
ROI Boosters
- Fresh mulch and simple front-entry refresh
- Updated cabinet hardware and light fixtures (select spaces)
- HVAC service and tidy maintenance records
- Neutral linens, pillows, and simple staging accents
We Handle
- Contractor referrals and coordination (if needed)
- Photography, video, and all marketing operations
- Showings, feedback collection, and negotiation
- Timeline, documents, and closing coordination
Estimated seller effort: ~6–10 hours total. We carry the rest.
Proof & Risk Reversal
Credibility
Data-driven launches, clean pricing strategies, and a process built for busy professionals who want clarity, not chaos.
Transparency
You see key numbers: showings, feedback, online reach, and offer terms — translated into plain language so decisions stay simple.
14-Day Activity Review
At Day 14, we review traffic, feedback, and offers. If the market is telling us to pivot, we adjust together — no surprises, no ego.
Timeline (T-7 → T+21)
T-7 to T-3 • Prep
Finalize pricing lane, complete prep checklist, schedule media, and line up marketing assets.
T-2 to T0 • Launch
Media day, MLS input, copywriting, ad builds, neighbor notification, and internal launch to agents.
T+1 to T+10 • Demand Spike
Stacked showings, open house, retargeting, and real-time strategy adjustments based on feedback.
T+10 to T+21 • Offer Window
Offer review, negotiation, contract execution, and handoff into closing coordination.
FAQ
How do we choose the final list price?
We look at your must-have net, recent sales, and live competition. Then we pick a lane (Aggressive, Balanced, or Premium) and monitor early traffic.
What about contingencies?
We aim for clean offers with strong financing, realistic inspection terms, and appraisal language that protects your bottom line and timeline.
How do repairs and appraisal gaps get handled?
We pre-frame value using comps, then negotiate credits or repairs only where it protects your net and keeps the deal moving.
How fast can we realistically close?
Most financed buyers can close in ~30 days from contract. Cash buyers can close faster, depending on title and their due diligence timeline.
Book a Strategy Call
Pick a time that works for you. We’ll align on price, prep, and launch timing for 1765 Georgia Ave.
About Your Agent
I lead The Hathaway Group at Real Broker. My focus is simple: clear strategy, strong marketing, and direct communication so you always know where things stand and what comes next.