Sell Your Shalimar Home Fast & Protect Your Equity: The 1% Full-Service Alternative for Waterfront and Executive Living
By Jim Whatley, Shalimar Specialist
How can I sell my Shalimar home quickly without losing equity to high commissions?
Price based on recent waterfront or neighborhood-specific comps in your community (Poquito Bayou, Lake Lorraine, Shalimar Pointe). Highlight deep-water access, privacy, and proximity to Eglin AFB and Hurlburt Field. Present your home as move-in ready with professional marketing. List at 1% instead of traditional 3%. You'll protect your equity while saving $15,000-$30,000+ on typical sales compared to traditional commissions.
The Short Version
Shalimar homes command premium pricing for good reason. Deep-water access to Santa Rosa Sound and Garnier Bayou. Minutes to Eglin AFB and Hurlburt Field. Established neighborhoods like Poquito Bayou, Lake Lorraine, and Shalimar Pointe with privacy and quiet that's hard to find near the coast.
Military and executive turnover creates consistent demand. Buyers want waterfront access, quality construction, and proximity to base without compromising privacy. Shalimar delivers all of that.
But premium location doesn't mean you should hand over $45,000 in commission on a $750K sale.
Average sale range: $450K-$1M
Waterfront and deep-water access properties
Consistent military and executive buyer demand
Save $15K-$30K+ with 1% listing vs traditional 6%
Call me: 850.499.2940
Why Buyers Want Shalimar
Military Proximity Without Base Housing Density
Minutes to Eglin AFB and Hurlburt Field. Easy access for senior officers and senior enlisted who want quality housing near base but not in base housing neighborhoods. Executive-level homes for executive-level careers.
Shalimar offers the convenience of short commutes with the privacy of established residential communities. No gate traffic, no base housing turnover chaos, just quiet neighborhoods with long-term residents.
Deep-Water Access to Choctawhatchee Bay and Santa Rosa Sound
Garnier Bayou and direct access to Choctawhatchee Bay and Santa Rosa Sound. Deep-water docks for boats. Kayaking, fishing, and water access without the Destin tourist crowds. This is lifestyle, not just location.
Waterfront properties in Shalimar command premium pricing because the access is real and usable, not just a view. Buyers with boats pay extra for this.
Established Neighborhoods with Character
Poquito Bayou, Lake Lorraine, Shalimar Pointe, Port Dixie. These aren't new construction subdivisions with vinyl siding and small lots. Mature landscaping, larger properties, custom homes, and neighborhoods with history.
Privacy matters here. Buyers aren't looking for cookie-cutter. They want established communities with character and long-term value.
Top Schools and Family-Friendly
Access to quality schools including Shalimar Elementary and Meigs Middle. Families prioritize education, and Shalimar delivers while maintaining that small-town feel.
Who's Buying (And How the 1% Helps You)
Military Officers: Executive Housing Near Multiple Bases
Senior officers at Eglin AFB and Hurlburt Field make up a significant portion of Shalimar buyers. They want executive-level housing that matches their professional status. Waterfront access for recreation. Privacy for their families. Quick commutes to base.
We handle PCS sales regularly with remote closings, 3D virtual tours, and VA loan coordination. Military buyers on tight timelines appreciate immediate occupancy and established neighborhoods.
The 1% matters because on a $750K sale, traditional 6% is $45,000. That's absurd for an executive home. With 1% listing plus 2% buyer agent, your total is $22,500. You save $22,500. That's moving costs, temporary housing, down payment on your next duty station home, or retirement investment funds.
Executives and Professionals: Waterfront Lifestyle
Defense contractors, aerospace executives, medical professionals, business owners. They want waterfront access, privacy, and quality construction. Not first-time buyers, these are move-up or relocation buyers with significant equity to deploy.
Waterfront properties attract buyers who appreciate boating, fishing, and water recreation without tourist congestion. Lake Lorraine and Poquito Bayou deliver this lifestyle premium.
The commission savings on $800K-$1M properties are substantial. That's $24,000-$30,000 staying in your pocket instead of funding agent overhead.
Retirees and Empty Nesters: Downsizing to Waterfront
Selling larger homes to buy Shalimar waterfront properties. Retirement planning that includes water access, lower maintenance, and proximity to medical facilities and shopping. Not downsizing lifestyle, just square footage.
Many are coming from larger executive homes and have significant equity. The commission math matters when you're rolling equity into retirement living. Saving $20,000-$30,000 on commission means more financial flexibility in retirement.
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.
$500,000 Shalimar Home
Traditional model (what most sellers still pay):
Listing agent: 3% = $15,000
Buyer agent: 3% = $15,000
Total: $30,000
Smart seller with Uber Realty:
Listing: 1% = $5,000
Buyer agent (negotiated): 2% = $10,000
Total: $15,000
You save: $15,000
$750,000 Home
Traditional model:
Total: 6% = $45,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $22,500
You save: $22,500
$1,000,000 Waterfront Estate
Traditional model:
Total: 6% = $60,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $30,000
You save: $30,000
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%.
What Actually Sells Shalimar Homes
Not balloons. Not wine-and-cheese open houses. Homes in Shalimar move because they're priced right, presented professionally, and marketed to qualified buyers who understand the area's value proposition.
Accurate Pricing Based on Neighborhood Comps
Poquito Bayou waterfront versus Lake Lorraine versus Shalimar Pointe interior lots. Deep-water access versus canal access versus no water. Custom build quality versus production homes. These all affect pricing.
I pull recent sales from your specific neighborhood (not just "Shalimar" broadly) and price based on actual closed transactions. Waterfront properties command premiums, but that premium varies by location, dock quality, and water access type.
Professional Presentation
Waterfront homes need drone photography to showcase water access and lot position. Wide-angle interior shots to capture custom features and finishes. Twilight photos for curb appeal. Virtual tours for remote military buyers.
Executive homes deserve executive marketing. We don't skimp on presentation just because commission is 1%.
Targeted Marketing to Qualified Buyers
MLS syndication to Zillow, Realtor.com, Redfin, and 900+ sites. Geo-targeted ads to military officers getting orders, defense contractor relocations, and waterfront lifestyle buyers.
Direct outreach to agents working with qualified buyers in the $450K-$1M range who've specified waterfront or Shalimar in their search criteria. Professional marketing reaches buyers where they're looking.
Emphasizing Lifestyle Value
Deep-water access to Santa Rosa Sound (buyers with boats pay premium for this). Minutes to Eglin and Hurlburt (military buyers prioritize commute time). Privacy and established neighborhoods (buyers escaping HOA-heavy subdivisions). Quality schools (families with children prioritize this).
These aren't just features, they're lifestyle benefits that justify premium pricing.
Key Shalimar Neighborhoods
Poquito Bayou
Waterfront and deep-water access to Santa Rosa Sound. Custom homes on larger lots. Established neighborhood with mature landscaping. Premium pricing for water access properties. Attracts buyers with boats and those prioritizing water recreation.
Lake Lorraine
Lake access community with privacy and quiet. Mix of waterfront and interior lots. Family-friendly with established character. Strong resale values and consistent demand from military and professional relocations.
Shalimar Pointe
Established neighborhood with larger lots and custom homes. Privacy without waterfront premiums. Attracts buyers wanting Shalimar location and schools without paying for water access. Good value positioning in the Shalimar market.
Port Dixie and Other Waterfront Areas
Various waterfront and canal access throughout Shalimar. Each has different dock rights, water access, and pricing dynamics. I know the micro-markets and can price your specific location accurately.
Newer Construction (Under 5 Years)
Infill builds and new construction on remaining lots. Modern finishes with Shalimar location advantages. Attracts buyers wanting new construction quality in established community. Different buyer profile than resale market.
What Updates Matter Most
High ROI Updates:
Updated kitchens (cabinets, countertops, modern appliances)
Roof certification (critical for Florida insurance)
Clean inspection reports (address issues before listing)
Move-in ready finishes (fresh paint, clean carpets, modern fixtures)
Dock maintenance and water access improvements (for waterfront)
Updates to Skip:
Over-personalizing with specific taste choices
Pool additions (not universal appeal)
Major landscaping overhauls (maintain, don't rebuild)
Most Shalimar homes need $5,000-$15,000 in strategic updates to compete at top dollar. I'll tell you which ones make sense for your specific property and price point.
How the 1% Listing Works
Step 1: Strategy Call
We review recent sales in your specific Shalimar neighborhood. Waterfront versus interior lots. Custom build quality. Dock and water access if applicable. Run a net sheet so you know exactly what you're walking away with.
Step 2: Prep Smart
Strategic updates that make sense based on ROI. Sometimes it's just staging and highlighting waterfront access. Sometimes it's $10,000 in kitchen and bath updates. No money pits, just smart improvements that protect your price.
Step 3: Pro Launch
Professional photography including drone shots for waterfront properties. 3D virtual tours for remote military buyers. Full MLS exposure plus syndication to 900+ sites. Geo-targeted ads to qualified buyers. Direct outreach to agents working with executive and military clients.
Step 4: Negotiation
I handle offers, inspection objections, repair requests, appraisal coordination (critical for high-value waterfront), timeline management. The goal is to protect your price while keeping deals moving toward closing.
Step 5: Contract-to-Close
Manage appraisal process, lender coordination, title work, survey verification for waterfront properties, closing coordination. All the details that can derail executive-level closings if nobody's paying attention.
All at 1% on the listing side. No hidden fees.
Questions I Get Asked
Is 1% commission a fit for high-end homes?
Absolutely. We routinely handle $750K-$1M homes in Poquito Bayou, Lake Lorraine, and Shalimar Pointe. Executive homes get executive marketing: professional photography, drone shots, virtual tours, targeted advertising to qualified buyers.
The 1% applies to all price points. On a $900K sale, that's still full-service representation, just smarter commission structure that saves you $27,000 compared to traditional 6%.
Will buyer's agents avoid my listing?
No. 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%.
Buyer-agent compensation is offered at standard levels (2-2.5%). Your listing appears identical in MLS to all other listings. Your 1% fee on your side has zero impact on whether buyer agents show your home.
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%.
Do I still get full service?
Yes. This is not flat-fee or discount service. We handle everything:
Strategic pricing based on accurate comps
Professional marketing (photography, drone, virtual tours)
MLS and national syndication
Showings and qualified buyer follow-up
Offer negotiation and contract management
Inspection coordination and repair negotiations
Appraisal management (critical for waterfront)
Title work and closing coordination
Full service at 1% on the listing side. The only difference is the commission structure, not the service quality.
What updates matter most for Shalimar homes?
Updated kitchens and bathrooms (buyers at this price point expect modern finishes). Roof certification (Florida insurance requires this, get it done proactively). Clean inspection reports (address issues before listing, not during negotiation). Move-in ready condition (executive buyers don't want projects).
For waterfront properties: dock maintenance, seawall condition, water access documentation, survey verification. These matter for buyer due diligence and appraisals.
I'll assess your specific home and tell you which updates make financial sense based on your price point and competition.
How do you price waterfront versus interior lots?
Deep-water access to Santa Rosa Sound commands significant premiums over canal access or no water. Dock quality and water depth matter. Lot position and water views affect pricing.
I pull recent sales of similar waterfront properties (same type of water access, similar lot quality) and price accordingly. Waterfront premiums vary by neighborhood and access type. Poquito Bayou deep-water is different from Lake Lorraine lake access, which is different from Shalimar Pointe interior lots.
Accurate comps from your specific micro-market matter more than broad "Shalimar" pricing.
Can you handle remote sales if I've already PCS'd?
Absolutely. We close for military families regularly via 3D virtual tours, power of attorney, and remote digital signing. You don't need to fly back for closing.
We coordinate with your lender, title company, and buyers to ensure smooth remote closings. This is standard procedure for PCS sales and executive relocations.
Ready to Sell Your Shalimar Home?
19 years selling in the Niceville-Shalimar area with specific expertise in waterfront properties, executive homes, and military relocations. I know how to price Poquito Bayou waterfront versus Lake Lorraine versus Shalimar Pointe, how to market to qualified military and executive buyers, and how to protect your equity during negotiations.
You're not selling a starter home. Don't overpay for "full service" that doesn't change your outcome.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Office: 303 Hunter Pl, Fort Walton Beach
Jim Whatley
Licensed Florida Real Estate Broker | Shalimar Specialist
Waterfront & Executive Home Expert | 19 years experience