Proper List Pricing for Home Sellers


Get the information you as a home seller need to make educated, informed decisions about the home selling process in today's real estate market.

A proper list price reflecting current and realistic market conditions is critical to take your Fort Lauderdale Home from For Sale to Sold, without leaving money on the table.

We don’t want you to under–price. We definitely don't want you to substancially over-price; it’s deadly to over–price the market. Buyers discount value by DOM or Days On Market. Almost every buyer I have worked with has asked the question, "How long has it been on the market?" The longer a home stays on the market, the greater a buyer will discount their offer from asking price.

How do I calculate a listing price that reflects your home’s competitive position?

It’s a combination of analytics and experience. By being very detailed in my research and extremely thorough and precise with my data analysis, applying adjustments for improvements, lot size, location, mechanicals' conditions, deficiencies based on in-depth knowledge of values relative, I create an appraisal style assessment to share with you.

Together, we review the assessment and note how your property compares to the current competition in your neighborhood. To further enhance the value and salability of your property, we will consider worthwhile corrections and budget-conscious improvements to improve that position and your bottom line.

Here's the details:

Analysis of Sold Properties

First I select comparable properties out of those sold recently and, in your neighborhood, similar neighborhoods. These “comparables” or “comps” are selected based on similarity in features, location and characteristics with your home. They must have been sold within the last year, preferably in the last six months, to be as accurate as possible.

I then do a go through a detailed “adjustment” process to adjust sold prices for any differences with your property's features and benefits, improvements, location and functionality. This is a similar process to that which appraisers do. If a home has one more bedroom than yours, I would adjust that property’s sold price downward for the value of one bedroom to make the comparison 'apples to apples.' Then I use those sold prices to arrive at a preliminary listing price for your home. I say “preliminary” because there is another CMA step.

Analysis of Current Listings

Now I review the properties currently listed; those that would be your competition. I go through the same adjustment process to come up with another data driven price suggestion for your home. This second analysis gives an indication of the immediate market. Also reviewed for consideration are the market trends and market timing.

Why two separate processes? Let’s say  the analysis of previously and recently sold similar homes indicates a listing price of $635,000. However, those sales were between three month and six months old. The current market shows that similar homes in the neighborhood are listed at $688,000 or thereabouts. Knowing the market is strengthening justifies raising the listing price of your home to a place where it’s still competitive, but more lucrative for you.

Once all the results are compiled, we evaluate the data together to determine a listing price that will get it sold!

What Others Are Saying...


“We were coming from out of state and were introduced to Tomi through a mutual friend. Tomi reached out right away and jumped in with both feet. We had a very short time to work with and had no idea what we were looking for; we bombarded the poor man with possibilities. He looked through all of them for pluses and minuses on location, neighborhood, traffic patterns, permitted work and helped us weed through the pile. He then spent a weekend with us looking at the final candidates, walking through each one pointing out things to be wary of, reasons to consider or to cross it off our list. We had several options for offers when we left and two weeks later had an offer in process! I would recommend Tomi to anyone looking for a new home in South Florida!”

Pompano Beach Condo Buyer | Verified by RateMyAgent

“I can not say enough good things about Tomi. He listened to my needs and understood my position from every standpoint. He did not waste any of my time, we started this journey together on July 9th and we were all moved in by August 10th. That is true service! I would recommend him to anyone in the market for a home. On another note I live in Texas and he did all of this remotely with my son looking at the homes. What a fabulous experience for my son and I to have gotten such a great guy with over the top service! Thanks Tomi we now have a beautiful home.”

Coconut Creek Home Buyer & Seller | Verified by RateMyAgent

“Tomi has a tremendous work ethic where he really works closely with the client. This was the first time I had a realtor where I felt that they actually worked for me. Tomi was super knowledgeable and helped minimize the stress of the entire process. Overall, great experience!”

Oakland Park Home Seller | Verified by RateMyAgent

“Our experience working with Tomi to sell our home and find a newer home with all of the amenities we wanted couldn't of gone any smoother. From the moment he walked into our home he provided knowledge of the local market, professional advice around items that needed to be fixed prior to listing and beautiful staging with items he provided. Tomi was professional, personable, organized, persistent and calm while dealing with our type A personalities. Hands down the best we have met and will recommend him to family or friends looking to sell or purchase. Thank you again Tomi!”

Oakland Park Home Seller & Pompano Beach Home Buyer | Verified by RateMyAgent

“Tomi has helped me both buy and sell a house, and I would highly recommend him! He is very knowledgeable about the area and all applicable aspects of buying or selling a home. I appreciated his willingness to further research any question or concern that I had that may have been out of the ordinary and quickly get back to me. He’s also a fun guy to work with!”

Oakland Park Home Buyer & Seller | Verified by RateMyAgent

“Tomi is an extremely honest, upfront, and patient real estate agent. He was able to find us a great condo that fit right in our price range! He was responsive and easy to reach to answer any of our questions at all times. Tomi made the nightmare that is selling and finding a new property a breeze. He had my property under contract a couple of weeks after listing it. His commitment is reflected in his attention to detail. He is very knowledgeable, accessible, and communicates clearly, making the process easy. An absolute joy to work with!”

Doral Condo Buyer & Fort Lauderdale Condo Seller | Verified by RateMyAgent

“Tomi was amazing in every way. I have now purchased and sold a home with Tomi, and he made both experiences enjoyable and made sure I was 100% satisfied. I only have wonderful things to say about Tomi. He is extremely transparent and honest, always has my best interest in mind, and is extremely proactive. He works tirelessly to make sure his client is satisfied and receives the best deal possible. I can't think of a better realtor than Tomi. He is a pro!”

Oakland Park Home Buyer & Seller | Verified by RateMyAgent

“I couldn't feel better about or speak more highly of my experience working with Tomi Kuczynski. From our first meeting until after closing, Tomi went above-and-beyond the call of duty to make this an almost effortless buying experience. He was intelligent, responsive, communicative, and understanding throughout the process, and used his expert negotiating skills to make both the seller and the buyer feel good about our agreements. I wouldn't hesitate to use Tomi again or to recommended him to anyone in search of an excellent realtor.”

Pompano Beach Condo Buyer | Verified by RateMyAgent

“Tomi Kuczynski is one of the best Realtors in South Florida. He has the whole package of skills and attitude for supreme success as a Realtor. He's smart, tenacious, knowledgeable, experienced, and hard working. I can't remember a single instance when my wife and I needed Tomi for something and he wasn't available. We have used his services for many years to acquire and sell condos and multi-unit buildings, and we're always amazed at how fast and efficiently the transactions happen. If that isn't enough, he also finds us renters who always pay their rent on time and don't cause any problems. My wife and I enthusiastically recommend Tomi for all areas of the real estate business.”

South Florida Investor | Verified by RateMyAgent

“Tomi was awesome. From the moment we met, I knew not only that we were going to get along, but he was going to find us the right house for us. Not only is he an excellent realtor, but he just knows his stuff, and even more than that, he's an incredible person. He was patient with my questions, my pickiness, and I felt like he really understood what my husband and I were looking for. When we did find the right house, he was right on top of everything we needed all the way through the process. Even now, two weeks after close, he's still answering my questions. I couldn't have asked for a better person to handle everything we needed. I highly recommend him.”

Oakland Park Home Buyer | Verified by RateMyAgent

“Tomi Kuczynski is a consummate professional and is excellent at what he does. He knows the market inside and out. He also has an impeccable eye for detail and staging. Tomi employs the latest technologies and marketing strategies to get the job done. And while buying or selling real estate can sometimes be overwhelming and emotionally wrought, Tomi maintains the voice of reason, calm and integrity throughout. Place your trust and real estate needs in Tomi's hands. You'll be glad you did.”

Fort Lauderdale Beach Condo Seller | Verified by RateMyAgent

“Tomi's passion for being a realtor, his relentless desire to find the perfect home to suit his clients' needs is what separates him from all other realtors. These awesome character traits were apparent in all our interactions with him. Verified by RateMyAgent His attentiveness and timely responses during both the selling of our old home and throughout the purchase of our dream home was unexpected and a very pleasant surprise. His amazing knowledge of how to show a home for sale as well as his willingness to apply a little elbow grease when clients are five minutes out was so helpful and greatly appreciated. His expansive knowledge of home construction, plumbing, electrical, etc., was so much greater than any realtor we have used during on many home transactions. When he encounter issues where he wasn't sure, his vast network of experts and timely responses were so assuring and quite simply a blessing during the entire process. In all, we highly recommend Tomi to all our friends and family. We all know how stressful buying and selling a home can be. With Tomi's knowledge, passion, and love of his craft, rest assured it will be as seamless and pleasurable as possible. Thanks so much Tomi.”

Boca Raton Home Buyer & Fort Lauderdale Condo Seller | Verified by RateMyAgent

“I have worked with Tomi a few times over the past years. Why I work with Tomi is simple. His knowledge, skills, and ability far exceed any other agent in South Florida, both as a buyers agent and a sellers agent. You can always rest assured you will meet your goals with Tomi leading the process. That said, I would like to point out Tomi’s exceptional staging skills. I have bought and sold many properties over the years and understand the market. I had a good estimate of what price my condo could command. As a result of Tomi’s staging ability I was able to make 20% more than I had expected. When Tomi showed me the pictures and the Matterport presentation, it was hard to believe the condo was really my condo. I was amazed. Other units, which I were aware of over the last few weeks, had never commanded such a high price as he suggested as a listing price. I thought to myself, “that’s too much. It won’t sell.” Two weeks later I had a cash offer at the asking price. And, the highest price ever paid for a condominium in the complex. Thanks again, Tomi. Always making dreams come true!”

Deerfield Beach Investor | Verified by RateMyAgent

“Tomi is an excellent Realtor and a true professional. I worked with him to list my home and find me a new one. My home sold in 4 days! Tomi started with incredible staging and beautiful photos and a video. He was able to negotiate a complex offer and got me the full price, and all terms, that I needed. Looking for a new home in this market proved to challenging and Tomi was more than up to the task. I had to attend a conference in the middle of the search, so Tomi provided brilliant, detailed live showing on FaceTime. He showed patience and empathy throughout the process until we identified a new property. His expertise, follow up, and attention to every detail was amazing. I highly recommend Tomi if you need to sell your home or buy a new one.”

Wilton Manors Home Seller & Coconut Creek Condo Buyer | Verified by RateMyAgent

“Tailored search and screen, no BS, professional and in the know After ten sales and purchases over the past years, Tomi was the best realtor by far. On-time, prepared and fast responding and great negotiating. He found our dream home in fast market and did it with all actions and little words. Highly recommend Tomi!”

Fort Lauderdale Home Buyer | Verified by RateMyAgent

“Knowledgeable Realtor with Excellent Service. Tomi always went above and beyond. It took us 2 years to find the right Florida home. Tomi was always there to make suggestions, answer questions and show us listings. With his knowledge of the market and processes, he made recommendations and comments on issues I could have overlooked. I would highly recommend his service to any of my family and friends.”

Wilton Manors Home Buyer & Investor | Verified by RateMyAgent