How One Pensacola Listing Sold for $200,000 Over Asking , And What Sellers Can Learn
12/03/25
Every home sale is unique, but certain strategies consistently create exceptional results. One recent Navarre listing I represented sold for $200,000 over the asking price — a number that surprises many sellers until they see how intentional the process was from start to finish. I represented these sellers, and one thing they did flawlessly was listen to my advice and take action.
This wasn’t luck and it wasn’t a bidding frenzy out of nowhere. We ultimately got 12 offers, this sale didn’t happen during 2021, it happened in 2024, well after the market shifted . We knew that we were poised to sell over 1M we just wanted to let the buyers determine how much more they were willing to pay. It was a combination of aggressive pricing, elevated presentation, strategic timing, and high-quality marketing that reached the right buyers. I knew because this home was newer construction, on the water, with a boat lift, and in FLOOD ZONE X, it was going to be a major win. I knew it would sell over 1M but the 200k over was a huge bonus for my sellers.
If you’re thinking about selling, here’s the breakdown of exactly what worked — and how you can apply the same approach to your own sale.
1. Pricing the Home Strategically, Not Emotionally
The biggest mistake sellers make is pricing too high upfront.
For this home, we priced based on:
• comparable sales
• neighborhood demand
• current inventory levels
• recent buyer behavior in coastal Florida
• the unique strengths of the home
The goal wasn’t to start high.
The goal was to position the home where buyers would compete for it. As the listing agent my job is to handle the circus and coach the agents on what could help their chances. Buyer’s agents can sometimes not know about things that may help them write the best possible offer like an escalation clause. I knew if we got one that would set it all in motion, we ended up getting multiple offers that ping ponged to 200 k over ask. A buyer’s agent that doesn’t reach out to the listing agent is working at a huge disadvantage, small differences like who pays for title can be the deciding factor in a multiple offer situation. My job is to coach them to write as clean of offer as possible.
A list price at and slightly under market value created a sense of urgency and traction and allowed the market to lift the final number far beyond expectations.
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2. High-Quality Staging and Presentation Matter
Before the listing went live, the home was staged and photographed to highlight. These sellers listened to everything that was recommended, beautiful space staging by Rachel was one of the best decisions they made. It was a lot of hard work, but they showed the house in the best possible light.
• natural light
• coastal features
• open living spaces
• upgrades and finishes
• flow and lifestyle
Buyers don’t simply look for a house they are looking for possibility.
The interior photos told a clear, compelling story about how the home lived.
Good staging doesn’t add something artificial. It clarifies the home’s best features and helps buyers picture themselves there.
3. Leveraging Exposure Early Makes All the Difference
Most listings get the most eyes in the first 72 hours.
We took advantage of that momentum with:
• professional photography
• video – chris at AEV did an amazing job.
• optimized listing copy for SEO
• widespread online syndication,
• targeted exposure through local buyer channels, think facebook and social media groups, emails to my buyers looking for waterfront, and any other buyer’s agent who came to open houses, or missed out on another listing I had on the same street.
As a result, buyer interest surged immediately. Multiple qualified buyers scheduled appointments within hours of the listing going live.
4. Strong Demand Led to Multiple Offers
Because the home was priced correctly and positioned well, we generated multiple offers—several of them extremely competitive.
This gave the sellers the advantage of:
• choosing the strongest terms
• selecting the cleanest offer
• minimizing risk
• maximizing their net
The top offers ultimately came in at $200k over asking -proving the power of getting the strategy right upfront.
5. What Sellers Can Learn From This Sale
This sale highlights several important takeaways for anyone thinking about listing their home:
• Pricing right is your strongest negotiating and marketing tool.
• Professional staging and media elevate your home instantly.
• Momentum in the first few days is crucial.
• Competition creates stronger offers than overpricing ever will.
• The right strategy can outperform market averages by a wide margin.
Every home has a “sweet spot” where presentation and pricing meet buyer psychology. When those align, extraordinary results follow.
Thinking About Selling in 2025?
You don’t need a bidding war — you need a strategy.
If you’re curious what your home could realistically sell for in today’s Gulf Coast market, you can get a data-backed estimate here:
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If your home qualifies, you may also be able to save significantly with my — a modern, streamlined approach that keeps more equity in your pocket