Sell Your New or Nearly-New Niceville Home Fast & Protect Your Equity: The 1% Full-Service Alternative
By Jim Whatley, New Construction Specialist
How can I sell my new or nearly-new home quickly without losing equity to high commissions?
Price 2-5% below current builder base prices plus your upgrades to emphasize immediate move-in advantage. Highlight builder warranties still in place, energy efficiency, and established landscaping. List at 1% instead of traditional 3%. Homes under 5 years old properly priced sell in 60-70 days, with over 50% selling in under 30 days, while you save $15,000-$25,000 compared to traditional commissions.
The Short Version
New and nearly-new homes (built within the last 5 years) are the most in-demand properties in the Niceville-Valparaiso market. Open-concept layouts, energy-efficient systems, smart home features, modern finishes. Everything buyers want without the 6-9 month wait for new construction.
You've got builder warranties still in place, proven build quality, established landscaping, and immediate occupancy. That's a powerful combination when positioned correctly.
But having a modern home doesn't mean you should hand over $39,000 in commission on a $650K sale.
Average sale price: $652,000
Median list price: $525,000
Days on market: 60-70 for resales under 5 years old
Save $15K-$25K with 1% listing vs traditional 6%
Call me: 850.499.2940
Why New and Nearly-New Homes Dominate the Market
Features Buyers Actually Search For
Open-concept layouts that work for modern living. Energy-efficient HVAC, windows, and insulation that lower utility bills. Smart home features (thermostats, doorbells, lighting). Low-maintenance exteriors (vinyl, fiber cement, minimal landscaping upkeep). Modern finishes buyers expect.
This isn't just nice-to-have stuff. These are search filters buyers use when looking for homes. Your newer home checks all those boxes.
Builder Benefits Still in Place
10-year structural warranties that transfer to new owners. 2-5 years left on system warranties (HVAC, water heater, appliances). Energy certifications and documentation. Built to current codes (not 1990s standards). Many neighborhoods have HOA-maintained amenities.
Buyers get new construction benefits without the construction risk and wait time.
The 2-5 Year Sweet Spot
Homes in this age range have proven build quality. You've lived through the first few seasons and know the home performs well. Landscaping is established, not dirt and sod. Upgrades are already done and functional. Neighborhood amenities are built, not promised.
Plus you're not competing directly with brand-new models that show perfectly staged. You're competing on value, speed, and certainty.
Current Market Intelligence
Active Listings and Pricing
40-44 active new construction listings at any given time
Median list price: $525,000
Average sale price (12-month): $652,000
Average price per square foot: $283
Average days on market (brand new): 80 days
Nearly-new resales (≤ 5 years): 60-70 days
Critical Insight: Over 50% of properly priced homes sell in under 30 days. Overpriced homes chase the market down through multiple price reductions and end up selling for less than if they'd started at market value.
Where New Construction Is Happening
Premium Communities:
Deer Moss Creek: $700K-$1M+ (custom builds, master-planned)
The Stables at Rocky Bayou: $600K-$900K (golf course access)
Swift Creek Estates: $675K-$1.2M (executive housing)
Military-Focused:
Raiders Landing: $475K-$620K (2018-2023 builds, Eglin proximity)
Swift Creek Plantation: $500K-$650K (lower maintenance)
Emerging Neighborhoods:
Addie's Place and Village Oaks Pointe (new growth areas)
Valparaiso infill (Gazelle Court, McKinney Street, Ida Coon Circle)
Each has different buyer profiles and pricing strategies. I know which comps matter for your specific location.
Who's Buying (And How the 1% Helps You)
Military Families: The Primary Market
Active duty and contractors make up the largest buyer segment for newer homes. They want move-in ready, VA appraisal-friendly, energy-efficient properties that fit BAH budgets. Remote work layouts matter now more than ever.
PCS timelines are tight. Buyers need to close in 30-45 days. Your immediate occupancy beats the 6-9 month wait for new construction every time. We market specifically to relocating families through base housing offices and military networks.
The 1% matters because on a $650K sale, traditional 6% is $39,000. That's absurd for a home that markets itself. With 1% listing plus 2% buyer agent, your total is $19,500. You save $19,500. That's PCS moving costs, down payment on your next duty station home, or just keeping your own equity.
Young Professionals: First-Time and Move-Up Buyers
Tech workers, engineers, aerospace professionals at Eglin and Duke Field. They want modern homes with smart features and energy efficiency. First-time buyers using conventional or VA loans, or move-up buyers selling older homes.
These buyers are mortgage-sensitive. Every dollar saved on commission is a dollar you can price more competitively or keep at closing. Professional marketing reaches them through targeted ads and MLS syndication.
Relocating Families: Corporate Transfers
Civilian relocations into the area for defense contractor jobs, aerospace companies, or professional positions. They want established neighborhoods with newer homes, good schools, and low maintenance.
Nearly-new homes deliver all of that without the uncertainty of new construction. Professional presentation and nationwide MLS reach captures these buyers effectively.
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.
$650,000 Nearly-New Home
Traditional model (what most sellers still pay):
Listing agent: 3% = $19,500
Buyer agent: 3% = $19,500
Total: $39,000
Smart seller with Uber Realty:
Listing: 1% = $6,500
Buyer agent (negotiated): 2% = $13,000
Total: $19,500
You save: $19,500
$525,000 Home
Traditional model:
Total: 6% = $31,500
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $15,750
You save: $15,750
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%.
Competing with Builders: Your Strategic Advantages
What Builders Have:
Brand new everything
Customization options
Incentives (sometimes)
Model home staging
What You Have (and Builders Can't Match):
Immediate move-in (no 6-9 month wait)
Established landscaping worth $10,000-$15,000
Proven build quality (you've lived through multiple seasons)
All upgrades already included in price
Better lot selection (you got first pick)
No construction surprises or change orders
Often lower total cost than builder base + upgrades
How We Position It:
"New construction quality without the wait. Move in next month, not next year. All upgrades included, landscaping mature, neighborhood established. Priced below current builder pricing plus your upgrade costs."
This messaging resonates with PCS buyers on tight timelines and families tired of temporary housing.
What Actually Sells Nearly-New Homes
Strategic Pricing Against Builders
What you paid plus your upgrades does NOT equal current market value. Builder incentives change quarterly. Interest rates affect affordability. PCS cycles create demand spikes.
We price 2-5% below current builder base price plus equivalent upgrades. This positions you as the smart value play while emphasizing immediate occupancy advantage.
I pull recent sales of similar homes (same age, similar square footage, comparable upgrades) and price to sell in 60-70 days with strong offer activity in the first 30 days.
Document Your Upgrades
We create an "Upgrades Included" sheet showing buyers exactly what they're getting:
Upgraded flooring ($8,000)
Premium countertops ($6,000)
Custom backsplash ($2,500)
Smart home package ($3,000)
Landscaping package ($12,000)
Covered patio ($8,000)
Total value: $39,500 in upgrades included
Buyers see this and understand your price represents real value, not hope pricing.
Energy Efficiency Marketing
Lower utility bills matter. We highlight:
Energy Star certifications
Actual utility costs (provide recent bills)
Smart thermostat data showing efficiency
LED lighting throughout
High-efficiency HVAC with years left on warranty
Professional buyers care about total cost of ownership, not just purchase price.
Professional Presentation
Wide-angle photography that captures open-concept layouts. Drone shots for premium lots. 3D virtual tours for remote military buyers. Twilight photos for curb appeal.
Modern homes photograph well when presented properly. We don't skimp on marketing just because the home is newer.
Avoiding Common Pricing Mistakes
Mistake #1: Pricing Based on What You Paid Plus Upgrades
Builder pricing from 2-3 years ago is irrelevant. Market conditions change. Builder incentives vary. Interest rates affect affordability.
Price based on current market data, not sunk costs.
Mistake #2: Ignoring Builder Competition
If a builder is selling a similar home for $625K base plus $25K in upgrades (total $650K) with a 9-month wait, your $645K move-in ready home needs to emphasize immediate occupancy advantage.
Price at $635K and you capture urgency. Price at $665K and buyers wait for new construction.
Mistake #3: Overestimating Upgrade Value
You paid $15K for upgraded countertops. Buyers might value them at $8K because they would have chosen different colors. Don't expect dollar-for-dollar recovery on personal taste upgrades.
Document them, highlight them, but price realistically.
How the 1% Listing Works
Step 1: Strategy Call
We review recent sales of similar homes in your neighborhood, analyze current builder pricing and competition, discuss which upgrades to emphasize. Run a net sheet so you know exactly what you're walking away with.
Step 2: Prep
Usually minimal for newer homes. Sometimes it's just staging and decluttering. We create the upgrades documentation sheet and gather warranty information to transfer.
Step 3: Launch
Professional photography, 3D virtual tour for remote buyers, drone shots if the lot warrants it. Full MLS exposure plus syndication to 900+ sites. Geo-targeted ads to military relocations and professional buyers. Direct outreach to agents working with qualified buyers in your price range.
Step 4: Negotiation
I handle offers, inspection objections (usually minimal on newer homes), appraisal coordination, timeline management for PCS closings. The goal is to protect your price while closing on schedule.
Step 5: Close
Manage appraisal process, lender coordination, title work, HOA documentation, warranty transfers. Remote closings if you've already moved.
All at 1% on the listing side. No hidden fees.
Questions I Get Asked
How do I compete with builder incentives?
Highlight "ready now" plus landscaping plus upgrades included. Builders can't match immediate move-in speed. Even if they offer $10K in incentives, your immediate occupancy is worth more to buyers on PCS timelines or tired of paying double housing costs.
We position your home as the smart value play: proven quality, no construction risk, move in next month instead of next year.
Should I wait for builder phases to end before listing?
No. Your home's advantage is immediate availability. Buyers don't want to wait 6-9 months. The longer you wait, the more your home ages and competes against even newer builds.
List now while your "nearly new" status still commands premium pricing.
Do energy features really matter to buyers?
Yes. Lower utility bills and green certifications are major selling points, especially for military buyers on BAH budgets and young professionals watching expenses.
We document actual utility costs and energy efficiency features in marketing materials. This differentiates your home from older resales with higher operating costs.
What about my builder upgrades?
Document everything. We create an "Upgrades Included" sheet showing buyers the real value. Professional buyers appreciate transparency and detailed documentation.
But remember: price based on current market value, not what you paid for upgrades. Expect 50-70% value recovery on personal taste upgrades, 80-100% on functional upgrades like HVAC or structural improvements.
Will buyer's agents show my home with a 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. Not much has changed in practice.
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%.
Your 1% listing fee has zero impact on whether buyer agents show your home. What matters is pricing, presentation, and how we position against builder competition.
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%.
How do I price my home versus current builder phases?
Typically 2-5% below builder base price plus equivalent upgrades. We emphasize immediate move-in, established landscaping, proven quality, and better lot selection.
If builders are selling $600K base homes with 9-month wait times, your $625K fully-upgraded move-in ready home positioned correctly will capture buyers fast.
What if my home is still under builder warranty?
That's a major selling point. Highlight transferable warranties:
10-year structural warranty (7+ years remaining)
HVAC system warranty (3+ years remaining)
Appliance warranties (varies)
Roof warranty (if applicable)
We document all warranty information and include in marketing materials. Buyers value this peace of mind.
FOR BUYERS: The New Construction Rebate Program
The $10,000 Secret Builders Don't Advertise
Walking into a model home without representation? The builder keeps the full commission (usually 2.5-3% of purchase price). Use me as your buyer's agent and I'll rebate 50% of my commission back to you at closing.
Here's the math:
$500,000 home:
Builder pays me 2.5% = $12,500
I rebate 50% back to you = $6,250 cash
$650,000 home:
Builder pays me 2.5% = $16,250
I rebate 50% back to you = $8,125 cash
$800,000 home:
Builder pays me 2.5% = $20,000
I rebate 50% back to you = $10,000 cash
Use it for:
Closing costs
Interest rate buydown
Builder upgrades
Furniture and moving costs
Down payment increase
The builder pays my commission either way. You might as well get your share back.
This is legal, ethical, and happens at every closing I represent on new construction. Call me before you visit the model home and I'll explain exactly how it works.
Ready to Sell Your Nearly-New Home?
19 years selling in Niceville with specific expertise in newer construction resales. I know how to price against current builder competition, emphasize your immediate occupancy advantage, and market to the military and professional buyers who make up the primary market for modern homes.
Don't let builder pricing games and outdated commission models cost you tens of thousands.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Office: 303 Hunter Pl, Fort Walton Beach
Jim Whatley
Licensed Florida Real Estate Broker | New Construction Specialist
Buyer Rebate Expert | 19 years experience