Why Did No One Tell Me About This $1,000 Wood Rot Mistake Every Kenwood Seller Makes?

TL;DR:

• Kenwood homes averaging 62 DOM for pending sales vs 100+ DOM for active listings

• 5 recent sales: $225K-$565K range, averaging $417K sold price vs $450K list price

• Traditional 5-6% commission costs $22,500-33,750 vs Uber Realty's 1-3% saving $10,000-18,000

I've been selling Fort Walton Beach homes for 19 years, and I'm still shocked that most agents don't tell sellers this.

Two identical Kenwood homes hit the market last month. Same neighborhood, same condition, same price range. But one seller knew something the other didn't.

The difference? $1,000 in their pocket at closing with less stress.

Here's what happened last month in Fort Walton Beach's Kenwood neighborhood.

Two nearly identical homes. Both needed wood rot repairs. One seller waited until after inspection. The other fixed it first.

Guess who kept more money at closing?

The Kenwood Market Right Now (September 2025 MLS Data)

The numbers tell an interesting story. According to current MLS data as of September 16, 2025:

Active Listings: 20 homes, averaging 100 days on market, median price $467,000 Pending Sales: 3 homes, averaging just 62 days on market
Recent Closings: 5 homes sold in the last 30 days, ranging from $225,000 to $565,000

Here's what catches my attention: the 720 Karen Avenue sale closed at $565,000 after traditional commission costs likely consumed $28,250-33,900. That seller probably kept an extra $15,000-20,000 by avoiding the typical 5-6% fee structure.

But speed doesn't help if you're scrambling to fix problems after inspection.

The Wood Rot Reality in Coastal Florida

Anyone who's lived near the Gulf knows this truth - wood destroying organisms don't take vacations. Our humidity, our weather patterns, our beautiful coastal location? They're perfect for creating exactly the kind of problems that make buyers nervous.

The recent sale at 20 NW Higdon Court moved in 59 days at $520,000 - that's $237 per square foot. Compare that to similar homes sitting active for 100+ days, and you see the premium buyers pay for move-in ready condition.

I've seen sellers get hit with $5,000-12,000 wood rot repair demands during inspection. Then they're stuck choosing between:

• Losing the sale

• Doing rushed, expensive repairs in 2-3 weeks

• Negotiating away thousands from their sale price

Current Market Reality: The Numbers Don't Lie

Looking at our recent Kenwood sales data:

• 609 Merioneth Drive: Sold $315,000 (83 days) - likely $44,900 below original ask

• 3 NE Windsor Lane: Sold $460,000 (46 days) - solid performance

• 1 NE Stafford Circle: Sold $225,000 (0 days) - cash deal, no inspection drama

That Windsor Lane sale? Fast close, good price. The Merioneth property that sat 83 days? That delay probably cost the seller in carrying costs alone.

Why Pre-Inspections Save Your Sanity (And Your Wallet)

Here's what smart Kenwood sellers do differently. They get a wood destroying organism inspection before listing. Not after.

Based on current market data, homes priced in our target $400K-$800K range that close without inspection issues are performing better. The recent $460,000 sale moved in just 46 days while others sit for months.

When you're dealing with wood rot repairs during the sale process, everything costs more:

Time pressure pricing - contractors know you're desperate Limited contractor options - you can't shop around properly
Inferior materials - when you're rushed, quality suffers Stress multiplier - you're already dealing with moving logistics

The Commission Math That Changes Everything

Here's where most sellers lose money twice. Looking at our recent sales data:

720 Karen Avenue sale at $565,000:

• Traditional 5.5% commission: $31,075

• Uber Realty approach (3% total): $16,950

• Seller savings: $14,125

20 NW Higdon Court at $520,000:

• Traditional 6% commission: $31,200

• Uber Realty 1% + 2% buyer agent: $15,600

• Seller savings: $15,600

That's real money. Money that stays in your pocket instead of going to unnecessary fees.

Current Kenwood Inventory Analysis

Right now we have 20 active listings with an average of 100 days on market. The price range runs from $298,000 to $2.8 million (that luxury outlier on Mooney Road).

For homes in our sweet spot ($400K-$800K), the active listings average:

• Days on market: 85 days

• Price per square foot: $245

• Average list price: $601,526

But look at the pending sales - they're moving in 62 days average. What's the difference? Condition and pricing strategy.

What to Do Before You List

Get the WDO inspection now - before photos, before marketing, before anything Budget for reasonable repairs - it's always cheaper to fix things properly
Use the time advantage - get multiple bids, quality materials, trusted contractors Price with confidence - knowing your home is clean gives you negotiating power

Based on recent sales data, buyers in the $400K+ range aren't waiting around for problem properties. They're making decisions fast on homes that show well.

The Bottom Line

Current Kenwood market data shows a clear pattern: well-prepared homes sell faster and closer to asking price. The recent sales averaging $417,000 vs list prices averaging $450,000 tells you buyers are negotiating hard when they find issues.

As the only independent 1% broker in the area, I can tell you this: the sellers who prepare properly always come out ahead.

Quick question about your home's condition? A simple text could save you $10,000 - (850) 499-2940

FAQ

Q: Based on current market data, how long should I expect my home to take to sell? A: Current Kenwood data shows 62 days average for pending sales, but well-prepared homes are moving faster. The recent Windsor Lane sale closed in just 46 days.

Q: What if pre-inspection finds issues that hurt my market value? A: Better to know now. The Merioneth Drive sale that sat 83 days probably would have moved faster with upfront disclosure and proper pricing.

Q: Are commission savings worth it in this market? A: On recent $520,000-$565,000 Kenwood sales, traditional commission costs were $26,000-$33,900. Our approach saves $12,000-18,000 - that's significant money in any market.

Q: How does current inventory affect my selling strategy? A: With 20 active listings averaging 100 DOM, preparation is key. The homes moving to pending status are the ones that show well immediately.

Sources:

• MLS data as of September 16, 2025, Fort Walton Beach Area 12, Sub Area 1208 Kenwood/Golf Course

• Recent sales analysis: 30-day period ending September 16, 2025