The short version: What you get: a free written price range built from real closings, a written net sheet before you list, and a call from me after every meaningful step. What buyers see: clear photos of your home, a Stellar MLS listing with verified details, and a follow-up when they ask about your home. If the first ten days say the price is off, you hear it from me early. Start with your free written price range, or call 352-298-8602.
The plan, step by step
- Pull the parcel and settle the numbers
I start with your parcel record and tax bill from the correct county. If your home is in The Villages® community, I also confirm any bond balance with the Bond Team (352-751-3900), and your amenity amount, plus what a buyer will pay after closing, with District Utilities. Fees and bonds change, so every number is confirmed on your parcel before it goes in a listing.
A bond line explained up front is easier for a buyer than one found late.
How this works in the Brownwood® area → - Get a free written price range
Not a Zestimate and not what your neighbor is asking. I start from what closed near you in the last 90 days, adjusted for bond balance, cart accessibility, roof age and which square you're near. You get real comps and a price range within one business day. The full written analysis follows: what buyers in your price band are rejecting, and whether waiting helps or hurts your net. Free, with no obligation to list.
What your home sells for comes down to the price you launch at, how it presents in photos, and who your actual buyer is. Get the price wrong and nothing else saves it.
Get your free written price range → - Price for the square you're near
Homes near different squares can sit in different counties and districts, with different tax bills, bonds and fees. I price against closed sales of similar homes in your own village and home type, not a Villages-wide average. The square-by-square details are below. These area groupings are how my seller pages are organized. No official source maps villages to a square.
Being near a square helps, but buyers price it themselves on the map. Closed sales of similar homes in your village already reflect location.
Seller pages for all 14 village and town areas → - Fix only what pays
We walk the home together before you spend anything. I tell you which repairs return more than they cost and which ones buyers here don't pay for. We decide what to repair, credit or disclose before photos, not after an inspection report. Known defects go in writing, along with Florida's separate flood disclosure.
Spending on the wrong repairs is a common mistake.
More on preparing your home → - Know your net before you list
You get a written net sheet built on your comps: mortgage payoff, any bond payoff, the commission we agree in writing, title costs and credits. Florida deed doc stamps are 70 cents per $100 of price, and sellers usually pay them. You can also run the worksheet yourself first.
The list price isn't what you walk away with. The net is the number to decide on.
Seller net sheet → - Photos and a listing written for the actual buyer
Clear photos, accurate details and a mobile-friendly listing, so buyers nearby or comparing from out of state understand the home. Listing facts come from the record, not memory, and anything I can't verify, like roof age, I ask about or leave out. Where it applies, the remarks give the drive time to the square, the roof and air conditioning history, and the bond and monthly fees.
Photos are the first impression, often on a phone screen. If the photography is flat, the home looks flat.
See a listing page that explains the home: 10369 Silver Maple Ave → - Launch on Stellar MLS, then watch the first ten days
Your home goes on Stellar MLS, in front of Stellar MLS agents and their buyers, and on major search sites through standard syndication. Buyer inquiries on your home are logged and followed up. I read the showing requests, saves and inquiries from the first ten days as a price check. If the numbers say we're off, I tell you early rather than letting it sit.
A listing that sits picks up a history. Buyers can read a long-listed home as one other people looked at and passed on.
MLS vs. VLS, explained → - If it needs a change, make one that counts
If the data says change course, I go back to closed sales and look at the presentation before the price. Repeated small cuts tend to teach buyers to wait for the next one, so I usually recommend one decisive, well-reasoned adjustment instead. The price decision is always yours.
Being on the MLS is not a strategy. Watching the activity and acting on it is the work.
Case study: a reprice and a reshoot → - Inspection, negotiation and closing, with a call after each step
I attend the inspection, and you get a call after every meaningful step, including the parts that aren't going well. If you've already moved or you're away for the season, access, the inspection, repair negotiation and the final walkthrough are handled here on the ground. For one seller five states away who never came back to Florida, that also included coordinating contractors.
Nothing should be a surprise at the closing table, good or bad.
An out-of-state sale, start to finish →
Selling near each town square
Every card links to my seller page for that area, with its county, district and fee details. After the squares, three recent listings show how a home is presented, each with its own page. Anything shown on a specific listing is tied to that address, not promised for every home. Listing status was checked against Stellar MLS on October 9, 2026, and active or pending listings are not closed sales.
Spanish Springs, the first town square, opened in 1994. The original Lake County villages near it, north of County Road 466, such as Orange Blossom Gardens, Hacienda and Silver Lake, are served by the Village Center district. A buyer comparing your home with a Sumter County home a mile south is comparing two different tax bills, so I lay both side by side to keep the comparison fair to your house.
Open →SQUARE AREA · SUMTER COUNTYLake Sumter Landing areaLake Sumter Landing's district, Sumter Landing CDD, was created the same day as District 5. My seller page for this area covers Districts 5 and 6, which hold more than 13,000 home sites between them, so you're rarely the only similar home for sale. I price against the last few closings of the same model and village, and put the drive time to the square in the listing instead of adjectives.
Open →SQUARE AREA · SUMTER COUNTYBrownwood® areaBrownwood Paddock Square is run by the Brownwood CDD, a commercial district of about 239 acres in Wildwood. My seller page for this area covers Districts 9 and 10. District 9 posts its bond schedules unit by unit, so your balance, if any, goes in writing before we price.
Open →SQUARE AREA · SUMTER COUNTYEastport areaEastport is the newest town square, open to explore since Dec. 11, 2025, about 250 acres around Central Lake, off Central Parkway. My seller page for this area covers District 16 (Long Prairie and Merritt Field), where the developer is still selling nearby. I use real closed resales first and tell you when there aren't enough, rather than borrowing a number from a model home. With few resales nearby, your design selections, receipts and any transferable builder warranty do most of the price support.
Open →SQUARE AREA · SUMTER OR LAKE COUNTYSawgrass Grove areaSawgrass Grove is listed in the official town squares and centers directory, and Ezell Recreation, at 769 Marilee Place, sits by it. Homes near it can be in District 13 (City of Wildwood, Sumter County) or District 14 (City of Leesburg, Lake County), and the developer markets Dabney and Lake Denham as the Sawgrass Grove area. Buyers touring both see different county numbers, so I put them side by side and your home isn't marked down for a difference nobody explained.
Open →LISTING · ACTIVE · GENEVA LAND1707 Kimmie Kay DriveVacant land, so the page does the explaining: actual drone footage, an approximate county parcel outline marked not a survey, and the county records on well and septic capping plus the FPL disconnection letter, so buyers know what to verify. The 35-second film shows an AI-generated house and pool, labeled throughout as an illustration, not an approved site plan. The narration uses an AI model of my voice that I authorized, and the page says so. Active status checked against Stellar MLS on October 9, 2026.
Open →LISTING · PENDING · OXFORD10369 Silver Maple AveA short showcase from my original property video, and the footage is real, not AI-generated. The page tells buyers the home sits outside the CDD, so there's no Villages bond and no amenity fee, tells them to get an insurance quote first, and says plainly that I'm the listing agent. Pending status checked against Stellar MLS on October 9, 2026, so $334,900 is the last listed price, not a sale price.
Open →LISTING · ACTIVE · OCALA728 Lake Diamond AveA 2019 pool home with 3 bedrooms, 2.5 baths and 2,455 heated square feet in a golf-course setting. The page leads with what buyers ask about first: the screened saltwater pool, the solar panels that are owned and paid off rather than leased, an aerial view and the full photo set. Active at $439,999, status checked against Stellar MLS on October 9, 2026.
Open →What I won’t do
Use AI to change photos of real rooms. Any concept, like the house and pool on the vacant land at 1707 Kimmie Kay Drive, is labeled on screen as an AI illustration.
Call an active or pending listing sold, or present a past result as a forecast for your home.
Hound you after the valuation, or sell or share your details with third parties for marketing.
Results you can check
- Closings reported through July 2026, per my sold page: 7 closed sales, 3 on the seller side and 4 on the buyer side, with $2.46M in closed volume. Every closing from the last 24 months is listed with the address, price and date. Past results do not guarantee future outcomes. See every property →
- Seller side: 4790 NE 125th Loop, Oxford expired after six months on a flat-fee listing. Repositioned, it sold in 30 days at $449,900, closed March 20, 2026. It remains my highest close to date. Read the expired-listing case →
- Seller side, with the seller out of state: 40140 Palm St, Lady Lake. Listed at $299,999 and closed over asking at $307,000 on July 22, 2026. Read the Palm St case →
- Seller side: 1202 Del Toro Dr, The Villages sat 155 days, then went under contract in 14 days after we repriced and reshot it. Closed January 9, 2026 at $262,500. The seller, verified on realtor.com (Jan 2026): "Our home sat on the market for 160 days with no success. Once Mo stepped in, it was under contract in just 14 days." Max Leetzow, The Villages, FL. Read the Del Toro case →
- Verified on realtor.com (Jul 2026): "My house was thoughtfully marketed and under contract in less than a month. Mo handled everything, which was exactly what I needed as I live five states away." Betrain Hill-Smith, Bealeton, VA. Read the reviews →
- Read every review in full on my Google, realtor.com and Zillow profiles, linked from the reviews section. Go to the review profiles →
Past results do not guarantee future outcomes. Active and pending listings are not closed sales.
Questions sellers ask
Can you sell a near-new home near Eastport?
Yes. With few resales around Eastport so far, I use real closed resales first and tell you when there aren't enough, rather than borrowing a number from a model home. Your design selections, receipts and any transferable builder warranty do most of the price support. If you closed on it recently, before you list I'll also tell you what's left of the builder warranty, whether any punch-list items are still open, and what you'd net, since you paid closing costs when you bought and will pay seller costs again now.
Will my home get drone footage or a film?
I don't promise it on every listing. What I use depends on the property. On 1707 Kimmie Kay Drive I used actual drone footage and a 35-second film narrated with an AI model of my voice that I authorized, with the house and pool shown as a labeled AI illustration. 10369 Silver Maple Ave has a showcase cut from my original property video. Every listing gets clear photos, accurate details and a mobile-friendly presentation.
What does it cost to list with you?
Commission is agreed in writing before anything is signed, and it is negotiable, as it is with every agent. I'd rather talk it through on a call than post a number that may not fit your situation. There's no charge for the valuation or the conversation.
Should I pay off the bond before I list?
Usually not. You rarely recover the full payoff in your sale price, so paying it off right before listing often hands the balance to your buyer. Sometimes it helps a listing, so I confirm the balance with the Bond Team and run it both ways on your numbers before you decide.
My listing expired with another agent. Now what?
An expired listing is a history problem to solve, not proof the home can't sell. I price against what closed, not what's still asking, present the home so a buyer's first impression is the house rather than its market history, and watch the first two weeks closely. Whether you can relist right away depends on the terms of your previous agreement. If your home is still listed with another brokerage, talk to that agent first.