Sell Your Elliot Point Home Fast & Protect Your Equity: The 1% Full-Service Alternative for Military Families
By Jim Whatley, Elliot Point Specialist
How can I sell my Elliot Point home quickly without losing equity to high commissions?
Price based on recent sales data showing 48% of homes sell in under 30 days at 96%+ of asking when priced correctly. Understand that 96% of Elliot Point homes are in flood zones and document insurance costs proactively. Present your home with professional photography emphasizing updates and military convenience. List at 1% instead of traditional 3%. Properly priced homes sell fast while you save $10,000-$15,000 on typical sales compared to traditional commissions.
The Short Version
Elliot Point is Fort Walton Beach's established, military-friendly neighborhood with authentic character. Homes built 1950s-1990s ranging from affordable fixer-uppers under $300K to updated move-in ready homes around $430K-$460K. Mix of ranch styles, cottages, and remodeled gems.
5-10 minutes to Eglin AFB, short drive to Hurlburt Field. Elliott's Point Elementary zoning. Minutes to beaches, downtown Fort Walton Beach, shopping, and recreation. Intracoastal Waterway nearby.
Market data shows 48% of homes sell in under 30 days at 96%+ of asking price when priced correctly. But here's the reality: 19% sit for 121+ days and require 12%+ discounts because they overpriced initially.
The difference between the fast-selling 48% and the struggling 19%? Strategic pricing from day one.
But strong military demand doesn't mean you should hand over $27,000 in commission on a $450K sale.
Average sale price: $446,000
Median sale price: $350,000
48% sell in under 30 days at 96%+ of asking
Average days on market: 87 days
Save $10K-$15K with 1% listing vs traditional 6%
Call me: 850.499.2940
Market Performance: The Data Tells the Story
Past 12 Months (47 Sales):
Average sold price: $446,438
Median sold price: $350,000
Average size: 1,965 square feet
Average price per square foot: $250
Average days on market: 87 days
Current active listings: 24
Current pending sales: 5
Speed-to-Sale Performance:
0-30 days: 48% at 96%+ of list price (these priced correctly)
31-60 days: 19% at ~94% of list price (mild negotiations)
61-90 days: 10% requiring price cuts
121+ days: 19% at 12%+ discounts (these overpriced initially)
Critical Insight:
The 48% that sold in under 30 days priced correctly from day one. They captured buyer urgency, received near-asking offers, and closed quickly.
The 19% that took 121+ days overpriced initially, watched their listings go stale, chased the market down through multiple price reductions, and ended up selling for 12%+ less than original asking price.
Same neighborhood. Same buyer pool. Different outcomes based entirely on initial pricing strategy.
Competitive Market Data:
Average sale-to-list ratio: 95.46% (buyers typically negotiate 3-5% off asking)
12.5% of homes sell over asking price (these are updated, competitively priced properties in peak PCS season)
Why Buyers Choose Elliot Point
Military Proximity and Convenience
5-10 minutes to Eglin AFB main gate. Short drive to Hurlburt Field. Easy access to Duke Field. Close enough for easy commutes, far enough to avoid base housing density.
Military families rotating through create consistent buyer demand. Affordable price points work for mid-level officers, senior enlisted, and junior officers. Strong PCS resale value protects investment.
Not luxury housing but solid, family-friendly neighborhood with military convenience and value pricing.
Affordable Entry Point to Coastal Living
Median price $350K makes Elliot Point accessible for first-time buyers, military families on BAH budgets, and investors seeking cash-flowing rentals.
Not beach-front but close to beaches. Not waterfront estates but near Intracoastal Waterway recreation. Not new construction but authentic character and established community.
Value proposition: Fort Walton Beach location and military convenience without premium pricing.
Established Neighborhood Character
Homes built 1950s-1990s with real character and history. Not cookie-cutter subdivisions but individual homes with personality. Mix of original ranch styles, updated cottages, and complete remodels.
Mature landscaping, established trees, neighborhood feel. Long-term residents alongside military rotations. Community identity and character you don't get in new construction.
Elliott's Point Elementary and Family Appeal
Zoned for Elliott's Point Elementary. Family-friendly neighborhood with kids playing outside, community feel, walkability to parks.
Quick access to downtown Fort Walton Beach for dining, entertainment, shopping. Intracoastal Waterway recreation nearby for boating, fishing, kayaking.
Not gated community but real neighborhood where people know their neighbors.
Who's Buying (And How the 1% Helps You)
Military Families: The Primary Market
Active duty rotating through Eglin AFB and Hurlburt Field. Mid-level officers (O-2 through O-4), senior enlisted (E-6 through E-9), junior officers starting families.
BAH-friendly pricing makes Elliot Point accessible on military housing allowances. Families want affordable housing near base with decent schools and family-friendly neighborhoods.
PCS timelines are tight. Spring and summer rotations create peak demand. We handle remote sales regularly for sellers who've already moved to next duty station.
The 1% matters because on a $450K sale, traditional 6% is $27,000. That's absurd for an established neighborhood home. With 1% listing plus 2% buyer agent, your total is $13,500. You save $13,500. That's PCS moving costs, down payment on next home, or emergency fund during transition.
First-Time Buyers: Affordable Homeownership
Young military families buying first homes. Civilian professionals working at Eglin or Duke Field. First-time buyers seeking affordable entry into Fort Walton Beach market.
Fixer-uppers under $300K offer sweat equity opportunities. Updated homes $350K-$450K provide move-in ready options. Range of price points accommodates different budgets.
Not everyone can afford $600K+ waterfront or new construction. Elliot Point delivers homeownership at accessible pricing with solid appreciation potential.
Investors: Military Rental Market
Long-term rentals to military families generate steady income. BAH rates support rental pricing that cash flows for investors. Military rotation cycles ensure consistent tenant demand.
Average price per square foot $250 means reasonable acquisition costs. Rental rates $1,800-$2,500 monthly depending on size and condition provide positive cash flow.
Appreciation alongside rental income creates solid investment returns. Elliot Point isn't luxury investment but value-play with military tenant pipeline.
The Real Numbers
Here's what most sellers don't know: Despite the NAR settlement, most buyers are still asking sellers to pay their agent. Not much has actually changed in practice. But smart sellers now negotiate BOTH sides of the commission instead of accepting the old 6% model.
$450,000 Home (Near Average)
Traditional model (what most sellers still pay):
Listing agent: 3% = $13,500
Buyer agent: 3% = $13,500
Total: $27,000
Smart seller with Uber Realty:
Listing: 1% = $4,500
Buyer agent (negotiated): 2% = $9,000
Total: $13,500
You save: $13,500
$350,000 Home (Median Price)
Traditional model:
Total: 6% = $21,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $10,500
You save: $10,500
$300,000 Fixer-Upper
Traditional model:
Total: 6% = $18,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $9,000
You save: $9,000
The reality: buyers are still asking you to pay their agent. But you don't have to pay 3% for that anymore. And you definitely don't need to pay 3% on your listing side when we do it for 1%.
Price Ranges and Property Types
Fixer-Uppers: Under $300K
Original condition homes needing updates. Strong bones but dated kitchens, baths, flooring. Opportunity for sweat equity and forced appreciation.
Perfect for handy buyers, investors, or first-time buyers willing to update over time. Buy below market, invest in improvements, create instant equity.
These move fast when priced right because investors and first-time buyers compete for affordable entry points.
Move-In Ready: $350K-$450K
Updated homes with modern kitchens, renovated baths, new flooring, fresh paint. Systems updated (HVAC, roof, water heater). Clean and ready for immediate occupancy.
This is the sweet spot for military families on PCS timelines. No renovation projects, just unpack and live. Strong demand during spring/summer PCS cycles.
When priced correctly, these are the 48% that sell in under 30 days at 96%+ of asking price.
Premium Updated: $450K-$500K
Extensively remodeled homes with high-end finishes. Complete renovations including additions, outdoor living spaces, premium materials.
Smaller inventory at this price point but strong demand from senior officers and professionals who want updated home without new construction pricing.
Must be truly premium condition to justify pricing at top of market. Buyers at this level have choices and won't overpay for mediocre updates.
The Flood Insurance Reality
96% of Elliot Point homes are in flood risk zones. This isn't a secret or surprise, it's just reality of the location.
What This Means:
Flood insurance required by lenders. Annual cost typically $1,000-$3,000 depending on elevation and coverage level. Factor this into monthly housing budget alongside mortgage, taxes, and homeowners insurance.
We document flood zones proactively. Provide flood zone maps, elevation certificates if available, insurance estimates from local agents. Removes buyer hesitation when information is provided upfront.
For Buyers:
Get flood insurance quotes before making offers. Know total monthly costs including flood insurance. Don't let insurance surprise kill your deal during due diligence.
For Sellers:
Provide flood documentation and insurance history upfront. Shows you're transparent and prevents deals from falling apart when buyers get shocked by insurance requirements.
All waterfront-adjacent neighborhoods in Fort Walton Beach deal with flood zones. It's priced into values and buyers expect it.
What Actually Sells Elliot Point Homes
Strategic Pricing Based on Condition and Updates
Fixer-uppers under $300K need aggressive pricing to attract investors and handy buyers. Updated homes $350K-$450K price based on recent comp sales with similar updates.
The 48% that sell in under 30 days didn't hope for the best. They priced based on actual data showing what comparable homes (same condition, similar updates) actually sold for recently.
I pull comps from Elliot Point sales in last 6 months matching your home's condition. Not aspirational pricing, accurate market positioning.
Highlighting Updates and Condition
Document all improvements. New roof? Provide receipts and dates. HVAC replaced? Show maintenance records. Kitchen and bath updates? Professional photos emphasizing modern finishes.
Updated homes command premiums over originals. But you need to prove the updates and show the value through professional presentation.
Fixer-uppers embrace the condition honestly. Market to investors and handy buyers who see opportunity, not to families wanting move-in ready.
Military-Focused Marketing
Direct outreach to families getting Eglin and Hurlburt orders. Base housing office relationships. Military Facebook groups and PCS networks.
Elliott's Point Elementary zoning matters to military families with kids. BAH-friendly pricing matters to budget-conscious officers and enlisted. Quick commute times matter to everyone.
Professional photography and 3D virtual tours for remote buyers who can't visit before PCS. Digital signatures and remote closings for sellers already moved.
Emphasizing Family-Friendly Neighborhood
Park access, walkability, community feel. Elliott's Point Elementary right in neighborhood. Safe streets for kids playing outside.
Not luxury amenities but real neighborhood character. Families appreciate this, especially military families tired of base housing or generic apartments.
Smart Buyer Strategy
Target Homes at 30-60 Days on Market
The first 30 days sees maximum showing activity. After 30 days, sellers become more motivated but still have reasonable expectations.
60-90 days brings real negotiation leverage. Sellers realize pricing might be off and become flexible.
90+ days means something's wrong (price, condition, or both). Deeper discounts possible but inspect condition carefully.
Typical Negotiation: 3-5% Below Asking
Average sale-to-list ratio is 95.46%. Most buyers negotiate 3-5% off asking price. Competitive updated homes during peak PCS season might get multiple offers and sell at or above asking.
Fixer-uppers offer more negotiation room. Sellers know they're selling to investors who'll discount for needed repairs.
Budget for Flood Insurance from Day One
$1,000-$3,000 annually typical. Factor into monthly costs alongside mortgage payment. Get quotes before making offers so you know true affordability.
Don't let flood insurance surprise kill your deal after you're emotionally invested.
Inspection Reality
Homes built 1950s-1990s will have issues. Expect some deferred maintenance, older systems, quirks of age. Don't walk away over minor issues but negotiate repair credits or price reductions for significant problems.
Updated homes should show clean inspections with newer systems and addressed maintenance. If updates are advertised, inspection should confirm quality work.
Smart Seller Strategy
Price to Join the 48% Who Sell Fast
Study recent sales of homes matching your condition. Original condition? Price like other originals. Updated? Price based on updated comps, not hope.
The 48% who sold in under 30 days didn't get lucky. They priced accurately from day one, captured buyer urgency, and closed at 96%+ of asking.
Don't be the 19% who overpriced, sat for 121+ days, and ended up selling for 12%+ less than original asking. Lost time and money by not pricing correctly initially.
Condition Matters More Than Features
Updated kitchen and baths add value. New roof and HVAC reduce buyer concerns. Fresh paint and clean presentation create positive impressions.
But no amount of "great location" or "potential" overcomes poor condition if you're pricing like updated homes. Price for actual condition, not hypothetical potential.
Stage for Broad Military Family Appeal
Declutter, depersonalize, make it easy for military families to see themselves living there. Emphasize family-friendly features, school proximity, base commute times.
Professional photography showing clean, updated condition. Not just iPhone snapshots but real marketing that shows your home at its best.
Document Everything Proactively
Flood zone information and insurance history. Roof age and condition. HVAC service records. Recent updates with receipts and permits. All inspections and certifications.
Proactive documentation prevents deals from falling apart during due diligence. Military buyers on tight PCS timelines appreciate transparency and complete information.
How the 1% Listing Works
Step 1: Strategy Call
Review recent Elliot Point sales matching your home's condition and updates. Analyze current competition and pricing strategy. Run net sheet showing what you walk away with after mortgage payoff, closing costs, and commission.
Discuss your timeline and goals. PCS move already scheduled? Need to sell before buying next home? Timeline affects strategy.
Step 2: Condition Assessment and Prep
Honest evaluation of condition and updates. If you're updated and move-in ready, we price accordingly. If you're original condition, we price for investor/handy buyer market.
Strategic prep recommendations. Sometimes it's just staging and cleaning. Sometimes it's addressing obvious issues that kill deals. I'll tell you what actually makes financial sense.
Gather flood documentation, service records, update receipts, everything that proves value and addresses buyer concerns proactively.
Step 3: Professional Launch
Photography appropriate for condition (professional for updated homes, functional for fix ers). 3D virtual tours for remote military buyers.
Full MLS exposure plus syndication to Zillow, Realtor.com, Redfin, and 900+ sites. Geo-targeted ads to military relocations getting Eglin and Hurlburt orders.
Direct outreach to agents working with military buyers, first-time buyers, and investors in your price range.
Step 4: Active Negotiation
Handle offers from different buyer types (VA loans, conventional, cash investors). Navigate inspection objections on older homes fairly (some issues expected, significant problems negotiable).
Coordinate appraisals (VA appraisals have specific requirements for condition). Manage timelines for PCS closings or investor quick-close needs.
Military buyers on tight PCS timelines need efficient communication and problem-solving. I handle the details so your closing doesn't derail.
Step 5: Smooth Closing
Manage appraisal process, lender coordination, title work, flood certificates, final walkthrough coordination. Remote closing if you've already PCS'd.
All at 1% on listing side. No hidden fees. Full service focused on getting you closed efficiently.
Questions I Get Asked
What's the average sale price in Elliot Point?
$446K average, but $350K median tells a more complete story.
Median means half sell above, half below. The $350K median shows most sales cluster in the affordable range. Average gets pulled up by premium updated homes selling $450K-$500K.
Your specific value depends on condition, updates, lot size, and current market competition.
How fast do Elliot Point homes actually sell?
48% sell in under 30 days at 96%+ of asking when priced correctly. These are sellers who priced based on recent comps and market data.
19% take 31-60 days with mild negotiations around 94% of list. Still decent but left a bit on table with initial pricing.
19% sit for 121+ days and require 12%+ discounts from original asking. These overpriced initially and paid the price in time and money.
Average 87 days on market, but that's skewed by the overpriced listings dragging up the average.
Do I need flood insurance in Elliot Point?
Yes. 96% of homes are in flood risk zones. Lenders require flood insurance for properties in these zones.
Annual cost typically $1,000-$3,000 depending on your elevation and coverage. Factor this into monthly budget alongside mortgage payment.
We provide flood zone documentation, elevation certificates where available, and insurance estimates proactively. This removes buyer hesitation and prevents surprise deal-killers during due diligence.
All buyers in Elliot Point know flood insurance is coming. It's not a secret, just a cost of living near water in Florida.
Is Elliot Point good for military families?
Excellent for several reasons:
5-10 minute Eglin AFB commute, short drive to Hurlburt Field. Base proximity matters for work-life balance.
Affordable pricing fits BAH budgets for mid-level officers and senior enlisted. $350K median means homeownership is accessible.
Elliott's Point Elementary zoning and family-friendly neighborhood. Kids playing outside, community feel, safe streets.
Strong PCS resale value. Consistent military buyer demand means you can sell when you rotate out. Not stuck trying to sell in slow market.
How much should I offer on an Elliot Point home?
Average sale-to-list ratio is 95.46%, meaning most buyers negotiate 3-5% below asking price.
For move-in ready updated homes during peak PCS season: expect to pay closer to asking or potentially above if multiple offers. These are competitive.
For fixer-uppers or homes 60+ days on market: negotiate more aggressively. 5-10% below asking reasonable depending on condition and needed repairs.
For homes 90+ days on market: Something's wrong (price or condition). Deeper discounts justified but inspect condition carefully to understand why it hasn't sold.
Get pre-approved before making offers. Sellers take serious buyers seriously, especially military buyers on tight PCS timelines.
What's the biggest mistake sellers make in Elliot Point?
Overpricing initially. Market data is crystal clear: 48% sell fast at 96%+ of asking when priced right. 19% sit for 121+ days and take 12%+ discounts when overpriced.
Same neighborhood, same buyer pool, different outcomes based entirely on initial pricing.
Sellers think "we can always come down if needed." But overpricing costs you in multiple ways: listing goes stale, buyers assume something's wrong, you end up selling for less than if you'd priced correctly initially.
Price right from day one based on recent comp data. Capture buyer urgency. Close at strong price in 30-60 days. Don't be greedy and become the 19% who wait 121+ days and lose 12%+.
Will buyer's agents show my home with 1% listing fee?
Yes. Here's what's actually happening after the NAR settlement: despite the rule changes, most buyers are still asking sellers to pay their agent.
What HAS changed is that smart sellers now have negotiating power on BOTH sides of the commission.
Since August 2024, buyers sign agreements with their agents before touring homes. Then when they make an offer, they typically request you cover their agent's fee as a seller concession.
Here's where we help you: instead of automatically paying the traditional 3% to the buyer's agent, we negotiate that down to around 2%. Combined with our 1% listing fee, your total is approximately 3% instead of the traditional 6%.
Military buyers and first-time buyers have agents. Investors use agents. Buyer-side compensation is offered at standard 2-2.5% levels. Your listing appears identical in MLS.
Your 1% listing fee has zero impact on whether buyer agents show your home. What matters is pricing and condition.
Bottom line: Yes, you'll probably end up paying the buyer's agent. But at ~2% instead of 3%. And your listing side is 1% instead of 3%. That's how you get from 6% to 3%, saving $10,000-$15,000 on typical Elliot Point sales.
Ready to Buy or Sell in Elliot Point?
19 years selling Fort Walton Beach properties with specific Elliot Point expertise. I know how to price for your condition and updates, market to military families and investors, and navigate negotiations to protect your interests.
For Sellers: Join the 48% who sell in under 30 days at 96%+ of asking by pricing correctly from day one. Save $10,000-$15,000 with 1% listing fee.
For Buyers: Expert guidance on flood insurance, condition assessment, military VA loans, and negotiation strategy to get the best value.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Jim Whatley
Licensed Florida Real Estate Broker | Elliot Point Specialist
Fort Walton Beach & Military Relocation Expert | 19 years experience