Selling Tips - Rulnick Realty

what’s the Square Footage of your house or condo?

Wendy Rulnick — Tue, 02 Dec 2025 19:12:59 +0000

What’s the square footage of the house or condo you are selling? The size of a property is critical when analyzing price.

There are three ways to obtain square footage:

1. Use property appraiser record. Building size is available on public websites, such as Okaloosa County Property Appraiser, Walton County Property Appraiser or Santa Rosa County Property Appraiser. It’s often subject to error, as “rounding” is commonly used in dimensions by the property appraiser office. For example, if a building length is 41’6″, that number may be rounded to 42′, and so on. The property appraiser measurements may not include all room areas, additions or changes to heated and cooled living space, so watch out for that. For example, if someone better enclosed a Florida room, adding heating and cooling, this may not be reflected on the property appraiser website, so you’ll have to add that space back in.

Hint: Always verify that the building sketch square footage on the property appraiser website reflects all the heated and cooled spaces (that are finished to interior living space standards). There should be a chart or spreadsheet showing which area is attributed to heated and cooled living space, and which is not. I’ve seen many errors on the property appraiser website with these type of errors over the years.

2. Use the square footage stated in original building plan. The building plans are generally reliable, but if changes were made during construction that were not on the plans, the square footage would be off. For condominiums, it’s handy to reference the Declaration of Condominium to determine square footage. You can find the Condo Decs on the Clerk of Courts websites for each county. Normally, the Declaration of Condominium has floorplans of different models in a condo project (like “Elite” model, “Penthouse” model, etc.) and perhaps specific unit numbers, providing the corresponding size from the plans. You can download these pages to document your research. (Sad to say, but many real estate agents simply copy the square footage for their listings from another listing, and don’t do the research.)

3. Licensed Appraiser or ANSI Professional. The licensed property appraiser is professionally trained to measure a building and would have the most accurate results, although I have seen a bit of variation for square footage in different appraisal reports for the same property. You can use an appraisal report of the subject property if you have one, or hire an appraiser to measure it. Appraisers would charge more for complex properties that are not simple rectangles. Only appraisers, architects and ANSI (American National Standards Institute) certified professionals are licensed to measure properties.

Remember to investigate your square footage to accurately price your property.

7 Tips for Negotiating Your “For Sale By Owner” Contract

Wendy Rulnick — Thu, 13 Nov 2025 14:00:29 +0000

You’ve been trying to sell your For Sale By Owner property in the Destin, Santa Rosa Beach, Niceville of Fort Walton Beach of Florida area for a while, and finally, there is an interested buyer! In fact, you just finished showing your home and he’s standing in the foyer by the door. He said he really likes your property, and you can tell that he has an air of excitement he is trying to hide…. What should you do?

Here are considerations for negotiating your sale:

CLOSING: You say, “Well, what’s next?” Now be quiet!!!!!!!! You have just asked the buyer a closing question. This is the moment of truth. Do not say another word, just allow your buyer “think”. This is a professional sales technique. (Many a sale did not happen due to the interruption of the buyer when he was about to say “yes”.) Good news! The buyer, after an unbearable full minute of quiet, says, “I would like to offer you $530,000 for your home”.
GET IT IN WRITING: The buyer just made a verbal offer. What does it mean? Nothing, really. Anyone can just toss out a number, but until you get it in writing in the form of a contract, there is no agreement. The thoughtfulness that goes into a written offer is much more than words at the door. On a contract, the buyer will have to specify exact financing terms, inspection periods, earnest money amount, closing date, and so on.
PRICE IS NOT EVERYTHING: If a buyer offers you your asking price, would you take it? For example, would you still do so if he wasn’t going to close until his house sold? Or would you take slightly less from another buyer who didn’t have a house to sell? Just a thought!
EARNEST MONEY: Would you accept the buyer’s offer if he gave you no earnest money deposit? If you do, and he decides to cancel for no reason, you will have lost valuable marketing time and have nothing to show for it. The buyer has no “incentive” to stay in the contract if there is no earnest money deposit. You, on the other hand, have a lot to lose.
HOME INSPECTION: Is the buyer accepting your home “as is”, or will he require you to make repairs? Will repairs be determined by a professional home inspector? What if you don’t agree with the findings, what happens next? Is the buyer’s repair amount reasonable? Most contracts have a repair limit, a method to counter home inspection findings and a time frame to inspect.
FINANCING: You already obtained a pre-approval letter from the buyer from a local Emerald Coast Destin or Santa Rosa Beach (or Fort Walton Beach) lender, correct? Make sure the time period to obtain financing and terms make sense. For example, you don’t want to allow the buyer 90 days to get a residential loan, that’s far too long.
OTHER CONTINGENCIES: There is so much more that goes into an offer other than price. I suggest you review a sample contract in advance and familiarize yourself with it. Then you will be prepared for any possible contingency the buyer may come up with. Believe me, you may be surprised!

For more tips on selling your For Sale By Owner property or a sample contract, give me a call!

“It’s Wendy… It’s Sold!”

Wendy Rulnick, Broker, Rulnick Realty, Inc.
850-650-7883 ext 204
email itswendy@rulnickrealty.com

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🔍 Emerald Coast Real Estate Market NOW – Destin, 30A, Niceville, Fort Walton Beach

Wendy Rulnick — Sat, 28 Jun 2025 17:37:03 +0000

The latest data for the Emerald Coast of Florida’s real estate market including Destin, 30A, Niceville and Fort Walton Beach shows a shift underway in our real estate market—and it’s worth unpacking what that might mean if you’re thinking of buying or selling.

📊 Inventory is Up, Sales Are Down

Active inventory in the Emerald Coast real estate market climbed to 3,663 single-family homes, an 18% increase from last year. At the same time, closed sales dropped 13%, and new listings dipped slightly by 2.4%. Months supply? Up significantly to 7.2 months, compared to 5.8 a year ago. (Months supply, also called “Months inventory” is one of my favorite statistics. It shows how long it would take to sell all the current inventory at today’s rate of sales. So, if it’s a slower (longer) market, months inventory increases.)

In short: more homes on the market, fewer are selling.

💲 Prices Are Pulling Back

The average sale price in the Emerald Coast real estate market including Destin, 30A, Niceville, and Fort Walton Beach, dropped 12% to $755,759. This is a notable year-over-year decline in a market that had previously seen aggressive price growth. Buyers are gaining leverage. Sellers are facing a longer runway to close.

🧠 What This Means for You

For Sellers: You must price competitively. With more options available, overpricing could lead to your home sitting unsold while others grab attention.
For Buyers: Opportunity is increasing. Inventory is up, prices are softening, and longer days on market can translate into better negotiations.
For Both: Despite the shifting landscape, demand hasn’t vanished. Pending sales actually ticked up 3.3%—a sign that well-priced, well-prepared homes are still moving.

📈 My Price Forecast?

If inventory continues to outpace demand, further downward pressure on prices is logical in the Emerald Coast real estate market, including Destin, 30A, Niceville, and Fort Walton Beach, particularly for homes that aren’t turnkey. That said, I don’t predict a crash—just a return to balance, or even a slight buyer’s market. Think strategic pricing and thoughtful upgrades, and purposeful planning.

Ready to make your move?
It’s Wendy… It’s Sold.

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Offer on Your home in Destin or Niceville?

Wendy Rulnick — Wed, 11 Jun 2025 22:01:17 +0000

📄 Getting an Offer on Your home in Destin or Niceville

Getting an offer on your home in Destin or Niceville is exciting. But it’s not just about the number. There’s more to it than price alone.

Look at everything:

Purchase price (yes, important!)
Closing date
Deposit amount
Inspection terms
Financing details
Contingencies (like needing to sell another property first)

Even on the Emerald Coast of Florida, a full-price offer isn’t always the best one. If the buyer’s financing is shaky or the terms are complex, you might want to think twice. In short, take time to review every piece of the offer—especially in busy markets like Destin and Niceville.

🤝 Negotiating the Right Way on the Emerald Coast

Then comes negotiation. In Niceville and Destin, it’s a normal part of the home selling process. Some sellers expect it. Others don’t. Either way—it’s standard.

Many buyers offer less than asking. They want to see if there’s room to deal. No problem. Stay calm and confident. A fair, firm counteroffer shows you mean business—but you’re also willing to work with them.

Sometimes it’s not about money. Maybe the buyer wants a quick close. Or they love your patio furniture. A little flexibility goes a long way—especially here along the Emerald Coast, where homes can move fast, and sometimes not!

Getting multiple offers? It happens in Destin and Niceville, not as much as it used to, but multiple offers situations do occur. In that case, you can:

Accept the strongest one
Ask everyone for their “highest and best”
Counter just one and wait
Use smart wording to keep your options open (rely on your real estate agent for the exact counteroffer terms)

The takeaway? The best offer on your Destin or Niceville home isn’t always the highest. Solid financing and fewer strings can be even more valuable—especially when timing is tight.

🔍 Inspection and Repairs in Florida Homes

Next, the inspection. It’s a common step here in Destin, Niceville, and all across Florida.

Most buyers order a home inspection (and wind mitigation study, and wood destroying organism inspection, etc.) —even for newer homes. Don’t stress. Some small issues nearly always show up. A dripping faucet. A wobbly fan. Builder punch list items. These are normal.

Bigger issues—like an aging roof or old AC—might come up too. In Florida, most contracts include a repair cap (like 1.5% of the purchase price). If costs go above it, you’ll need to talk it through with the buyer.

Having a reliable handyman on speed dial can make a big difference. In Niceville and Destin, buyers often appreciate quick, professional solutions. It keeps the sale on track and everyone happy.

📉 Low Appraisal? It Can Happen

If the buyer’s getting a loan, the lender will order an appraisal. It’s how they confirm the home’s value matches the loan amount.

On the Emerald Coast, including Destin and Niceville, appraisals can sometimes come in lower than expected—especially if the market’s been hot.

If that happens, don’t panic. You’ve got options:

The buyer covers the difference in cash
You lower the price
You meet somewhere in the middle

Sometimes, no agreement is reached and the deal falls apart. But more often than not, both sides work it out. Communication and flexibility are key—especially real estate markets like Destin and Niceville.

📦 Last-Minute Seller To-Dos

As closing day gets close, things speed up. But don’t forget the final tasks. Sellers in Destin and Niceville should check these off the list:

Book your movers or line up friends
Call junk removal company
Donate items for charity
Call the utility companies for shut-off or transfer
Pack a little each day to avoid stress
Round up remotes, keys, and manuals for the new owner

Also, leave the home clean. Whether in a Destin beach house or a Niceville primary residence home, a tidy goodbye is always appreciated. It’s also part of the contract to leave the home “broom clean”, free of occupants and personal property, and maintained.

🔑 Closing Your Home in Destin or Niceville

Closing day is the big moment. In Destin and Niceville, this often happens at a local title company in person or by express mail.

Bring these with you:

Photo ID (driver’s license or passport)
Bank details for wiring your proceeds
All house keys, garage remotes, and alarm codes

Once the documents are signed, it’s official. The buyer gets the keys. You get your proceeds. And just like that—you’ve sold your home on the Emerald Coast of Florida.

✅ Selling Success in Destin and Niceville

To wrap it up: selling a home in Destin or Niceville takes planning, patience, and local know-how. But with the right agent and a solid strategy, you can make the process smooth—and even enjoyable.

Want a guide who knows the Destin and Niceville markets inside and out?

Reach out to Wendy Rulnick, Broker/Owner of Rulnick Realty. She’ll help you sell with confidence—right here on Florida’s stunning Emerald Coast.

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When Your Home Hits the Market – Destin and Niceville FL

Wendy Rulnick — Tue, 20 May 2025 18:47:48 +0000

First of all, after the paperwork is done, the real work starts. Once your home is listed in Destin or Niceville, Florida, be ready to show it. Buyers will start looking. Therefore, you need to stay alert and flexible. Here is what to expect.

🚀 Going Live: The First Two Weeks Are Key

First, the launch is a big moment. Most buyers show up in the first two weeks. In fact, many have been watching the Destin and Niceville markets closely.

If your home is priced right and looks good online, you should see quick interest. Showings might start in a few days. However, if it stays quiet, it might be time to adjust.

Next, keep track of how many showings you get. Also, listen to what buyers and agents say. For example, small changes like more light or a better scent can help. On the other hand, a lower price may be needed.

🔁 Stay in the Loop: Updates and Feedback

Meanwhile, stay in touch with your agent. A good one will give updates on showings and buyer feedback.

For instance, if buyers often say a room is dark or the price is too high, believe them. These signs mean you might need to make a change.

In addition, don’t be afraid to ask questions. Selling your home is a big deal. You should know what is going on.

🕒 Showing Requests: Be Ready

Buyers often ask for showings at the last minute. This happens a lot in Destin and Niceville. Many people come from out of town.

As a result, your home should be ready every day. That does not mean it must be perfect. Just keep it tidy, smell nice, and look bright.

Also, try to say yes to as many showings as you can. Otherwise, you might miss your best buyer.

🪡 How to Prep for Showings Fast

To illustrate, here is a quick list to help:

Make beds
Put away dishes and clothes
Clear sinks and counters
Sweep or vacuum
Secure pets
Open blinds and turn on lights

Furthermore, avoid strong smells. Open windows or light a soft candle. Likewise, put away private things like papers or medicine.

🚪 Leave the House During Showings

Although it may feel odd, leave the house when buyers visit. They need to explore and talk freely.

Even a quick hello can feel awkward. In contrast, a quiet house lets them imagine living there.

Therefore, step out before they arrive. Take a short walk or go get coffee. Let them take their time.

📄 The Emotional Roller Coaster

Selling a home can feel like a ride. One day brings hope. The next brings stress. Nevertheless, this is normal.

Some homes in Destin and Niceville sell fast. Others take time. In summary, each case is different.

Even if you get a fast offer, that does not mean your price was too low. It might mean you did everything right. On the other hand, if it takes longer, don’t lose hope. The right buyer may show up soon.

Finally, keep your goal in mind. Ask your agent for help if you need it.

Coming Up Next: How to Handle Offers and Keep Your Deal Together

In the next post, we will talk about what to do when offers come in. You will learn how to reply and close the deal.

For help selling your home in Destin or Niceville, Florida, contact Wendy Rulnick, Broker/Owner of Rulnick Realty.

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Selling Your in Home Destin and Niceville, Florida

Wendy Rulnick — Wed, 14 May 2025 20:24:20 +0000

Selling a home in Destin and Niceville, Florida, can be one of the most rewarding experiences when approached with preparation and the right strategy. Whether relocating, upgrading, or downsizing, sellers who understand market trends and apply proven techniques can gain a competitive edge. This post offers professional insight into pricing and marketing a home for success.

Understanding Home Value: Why Pricing Right Matters

One of the most critical components in selling a home on the Emerald Coast of Florida is setting the correct asking price. Sellers in the coastal market—particularly in areas like Destin and Niceville—must base their pricing on data, not emotion. That’s where a Comparative Market Analysis (CMA) comes into play.

What is a CMA?

A CMA evaluates recent home sales and listings in your neighborhood that are similar in size, features, and condition. It includes:

Sold homes (actual market value)
Active listings (current competition)
Pending sales (in-demand properties)
Expired listings (what didn’t sell and why)

The CMA helps set a realistic price range that will generate buyer interest and avoid the pitfalls of overpricing.

The Risk of Overpricing

Many homeowners overprice their properties by factoring in wishful thinking or personal attachment. Common pitfalls include:

Leaving “wiggle room” for negotiation
Pricing based on emotions or cost of improvements
Setting arbitrary round-number price goals

Additionally, overpriced homes in Destin and Niceville tend to sit on the market longer, leading to lower offers and buyer skepticism. Homes that are priced correctly from the start attract more attention and often receive stronger offers.

MLS: The Heart of Real Estate Exposure

The Multiple Listing System (MLS) is the central hub for real estate listings. It’s where real estate agents, buyers, and online search platforms find homes. In Destin and Niceville, listings on the MLS populate hundreds of public websites, such as:

Zillow
Realtor.com
Brokerage sites via IDX (Internet Data Exchange)

Importantly, accurate, compelling MLS entries with professional photos, good descriptions, and complete property details are critical to making a strong first impression. If buyers can’t find a listing or it looks boring online, the chance of generating showings drops.

Modern Marketing Tactics That Work

While the MLS is a powerful tool, the most successful home sales in Destin and Niceville go beyond the basics. A layered marketing plan should include:

Professional Photography: Captures the lifestyle appeal of coastal properties
Single Property Website: A custom site using the home’s address for easy sharing
Social Media Promotion: Facebook, Instagram, Pinterest, LinkedIn, and YouTube
Direct Mail and Email Blasts: Sent to a curated list of active buyers and agents
Virtual Tours: Increasingly expected by out-of-state and international buyers
Local Targeting: Yard signs, neighborhood outreach, and community buzz

Finally, a strong digital and physical presence ensures the home reaches both active and passive buyers—including those who may not be house-hunting, but fall in love with the right listing.

Coming Up Next: What Happens When Your Home Hits the Market?

Of note, in the next blog post, we’ll explore what to expect when your home goes live—including how to handle showings, feedback, and early offer strategies. Stay tuned!

For expert help with pricing and marketing your home in Destin or Niceville, Florida, contact Wendy Rulnick, Broker/Owner of Rulnick Realty.

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🚀 Just Launched: Artificial Intelligence, AI, ChatGPT for real estate to Superpower Your Home Sale!

Wendy Rulnick — Fri, 18 Apr 2025 19:52:21 +0000

I just started the “ChatGPT Advanced Data Analysis” course by Dr. Jules White from Vanderbilt University on Coursera, and WOW — I’m completely reimagining how I help homeowners sell their houses faster and smarter on the Emerald Coast of Florida. We are talking Artificial Intelligence, AI, ChatGPT for real estate!

🧠 What’s Advanced Data Analysis on ChatGPT?
It’s ChatGPT’s built-in data scientist. You give it a spreadsheet, and it gives you graphs, strategy insights, and more to get real estate sold.

🏡 What does this mean for real estate sellers like you?
It means I can take your listing data, neighborhood stats, or even historical sale trends — and instantly generate real-time pricing strategies, optimal listing timelines, and visuals you can use to make smart, confident decisions and appeal to the market.

💡 Here’s the prompt pattern I’m using — feel free to steal it!

✨ Copy/paste into ChatGPT (with Code Interpreter enabled) along with your Excel or CSV file of home sales data:

vbnetCopyEditFrom now on, whenever I upload a CSV that includes columns for home features (beds, baths, square footage), listing price, sold price, days on market, and zip code — generate a Python script that:
- Creates scatter plots comparing listing price vs. sold price
- Calculates average days on market by zip code
- Highlights which features are most correlated with faster sales
- Recommends 3 strategies to improve sale timing or pricing for similar properties
Then, output the graphs and recommendations in easy-to-read format.

📂 Upload This Data with It:

Your MLS export or spreadsheet with the following columns:
Zip Code, Beds, Baths, SqFt, Listing Price, Sold Price, Days on Market

🎯 Why this rocks (or “rockets” – for you):
You’ll know exactly:

Which upgrades actually matter in your market
What price range will get the most buyer attention
How to position your home to beat the average DOM (days on market)

🤖 And the best part? This all happens in 30 seconds — no spreadsheets, no guessing. Just data, strategy, results.

Let’s just say… this is NOT your grandma’s CMA 😎
#AIForRealEstate #ChatGPTRealEstate #Coursera #JulesWhite #SellSmarter #PromptPatterns #RealEstateMarketing #RealtorLife #GameChanger

Interested in your FUTURE Blast-OFF to a new sale??? Contact me, Wendy Rulnick!

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Don’t Be Surprised! Read the Contract!

Wendy Rulnick — Tue, 14 Jan 2025 16:16:21 +0000

We are all guilty of lazily clicking through Docusign contracts online and signing and initialing as fast as we can. (I’ve done it!) Does anyone actually read what they are signing? You can, of course. There are even ways to (gosh!) print out documents to read at your leisure or with a magnifying glass when you need to. Then you can ask intelligent questions and give yourself a higher understanding of what you are signing, and how the real estate contract will impact your next steps. This advice goes for reading your agent’s emails, too. And correspondence from title agents, for example, with your estimated closing costs.

How many times have I been told “I didn’t know that”? or “I didn’t know I had to pay XYZ!” Well, if you had read the contract and read your emails, and even taken notes on phone conversations pertaining to your sale, you would have a better understanding and be prepared for what’s coming up in your real estate transaction. This way you won’t be caught with unplanned expenses, or possibly repairs on your property. You’ll know what appliances are staying, or not. You’ll know critical dates in your real estate transaction.

I take that back about asking “intelligent” questions. Anything you don’t understand is worth questioning. If your agent cannot answer, they will refer you to an attorney, accountant or other professional when appropriate.

Just read what you are signing, and don’t be shy to ask questions!

It’s Wendy!

Wendy Rulnick, Broker
Rulnick Realty, Inc.

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How Overpricing Your Destin Home Affects Your Bottom Line

Wendy Rulnick — Mon, 04 Nov 2024 18:27:44 +0000

Even though there’s a big buyer demand for homes in today’s low inventory markets in Destin, 30A and Niceville, it doesn’t mean you should price your home as high as the sky when you’re ready to sell. Here’s why making sure you price it right is key to driving the best price for the sale.

If you’ve ever watched the show “The Price Is Right,” you know the only way to win the game is to be the one to correctly guess the price of the item up for bid without going over. That means your guess must be just slightly under the retail price.

When it comes to pricing your Destin area home, setting it at or slightly below market value will increase the visibility of your listing and drive more buyers your way. This strategy actually increases the number of buyers who will see your home in their search process. Why? When potential buyers look at your listing and see a great price for a fantastic home, they’re probably going to want to take a closer look. This means more buyers are going to be excited about your house and more apt to make an offer.

If you look at the chart above you see how the market dwindles for highly overpriced homes. If a house is overprice by 15% of market value, the buyers looking at it dwindle to 10%. If a house is priced just under market value, then there is a 75% – 90% buyer exposure.

When this happens, you’re more likely to set up a scenario with multiple offers, potential bidding wars, and the ability to drive a higher final sale price. At the end of the day, even when inventory is tight in the Destin, 30A and Niceville real estate markets, pricing it right – or pricing it to sell immediately – makes a big difference.

Here’s the other thing: homeowners who make the mistake of overpricing their homes will eventually have to lower the prices anyway after they sit on the market for an extended period of time. This leaves buyers wondering if the price drops were caused by something wrong with these homes when in reality, nothing was wrong, the initial prices were just too high.

Bottom Line

If you’re thinking about selling your home this year, let’s get together so you have a professional on your side to help you properly price your home and maximize demand from the start.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

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21 Questions For You – The Destin Florida Short Sale Seller

Wendy Rulnick — Thu, 29 Aug 2024 17:21:46 +0000

Are you thinking of selling your Destin Florida property as a short sale? Here are a few questions I’ll use to start our conversation….

1. Who are the mortgage holders on your property?

2. Approximate balances?

3. Is your loan VA or FHA/HUD?

4. Do you have a hardship? If so, what caused it?

5. Would you prefer to keep the property?

6. Have you tried a loan modification or other type of work-out? If so, what was the outcome?

7. If FHA/HUD – have you started any pre-foreclosure sale paperwork with your lender?

8. Have you consulted an attorney?

10. Why do you want to short sale?

11. Do you or have you ever occupied the property?

12. Are your payments current? If not, how many months have you missed?

13. Do you have enough income to pay your all your monthly debt?

14. If you are current on your payments, where are the funds coming from – savings or some other source?

15. Are you current on association fees?

16. Do you have other liens or judgments?

17. Have you had a foreclosure notice yet?

18. Who else is named on the mortgage or deed?

19. Do you have funds to contribute if asked by your lender to approve the short sale?

20. Would you agree to pay a promissory note if asked?

21. What questions do you have for me?

Call, and let’s get the conversation started. I can help you with a short sale in Destin, Santa Rosa Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Seagrove Beach, Watercolor, Sandestin, Seaside, Crestview, Rosemary Beach, Mary Esther, Shalimar and more.

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

Call 1-8850-259-0422

Email itswendy@rulnickrealty.com

Destin FL Real Estate

Destin Short Sales & Pre Foreclosure Help.

Read Wendy’s Destin Real Estate Blog

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