Last updated September 14, 2026
South Florida sellers · five counties · BeachesMLS data as of October 18, 2026
Selling a home in South Florida starts with a price you can defend
43.6% of active house listings across our five South Florida counties have a recorded asking price below original — 6,882 of 15,799. Start with that competition and recent closed sales. Gia Freer, our Broker of Record, prepares your written pricing opinion from comparable sales around your home.
Three minutes. You get a written opinion of value within one business day, with the sales it rests on attached. Nothing is published online and no automated estimate is produced.
What you would be listing against in South Florida
Houses currently for sale in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties, listings permitted for internet display. Rates are recomputed from the underlying counts; condominiums are a separate market and are reported separately below. Based on information from BeachesMLS, as of October 18, 2026. Information deemed reliable but not guaranteed.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
43.6% of active single-family house listings in South Florida have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Price my home correctlyReviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.
Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlyHow we sell it, in three steps
The same sequence on every listing, whether it is a $250,000 condominium in Fort Lauderdale or a waterfront house in Jupiter.
Price it against the evidence
Gia builds the opinion of value by hand from closed sales in your own neighborhood, houses and condominiums never blended, and shows you the sales it rests on. No automated estimate, and no number produced by AI.
Prepare it for the first showing
Prepare photography, disclosures and association documents before launch so buyers can assess the home from the first showing.
Keep you informed, every week
Showings, verbatim feedback, what newly listed against you and what closed. We discuss the market response and pricing during the first 7 to 10 days, then keep in touch weekly, often more than once. Our written contact commitment is at least once every 7 to 10 days throughout the listing period, by call, email or text, on your chosen channel. If we do not meet it, you may cancel before receiving an offer to purchase, with no fees or commission owed.
Read the transcript
What should I fix before selling, and what is a waste of money? The rule I give every seller is this: fix what makes a buyer doubt the house. Do not renovate to somebody else's taste.
What is worth doing? Anything that looks like deferred maintenance, because a buyer who sees one neglected thing starts wondering what else you neglected. A stain on the ceiling, a running toilet, a gate that does not latch: those are cheap, and they buy you trust. Paint in a neutral color, deep cleaning, especially grout and glass. And light. Every bulb working, every bulb the same temperature, blinds open. A bright house feels cared for. And here in Florida, get ahead of your roof, your insurance, and if you are in a condo, your building inspection paperwork. These are the things that kill deals three weeks in, and it is far better to know now than to find out during inspection.
What is usually a waste? Full kitchen and bathroom renovations right before selling. You rarely get back what you spend, and you risk choosing finishes the buyer would have picked differently anyway. Expensive landscaping. Anything structural you cannot finish and document properly. A half-done project reads worse to a buyer than an honest, untouched one.
Before you spend a dollar, have somebody walk the house with you who sees it the way a buyer will. I do that for free, and I have talked more sellers out of spending money than into it.
You work directly with the brokers — Gia Freer, our Broker of Record, licensed since 2000, and Grant Freer, Owner and Broker Associate. Gia and Grant Freer have closed 764 transactions and $203,032,127 in sales volume since 2000 (Flexmls, October 1, 2026), and the firm holds a 5.0-star average across 86 Google reviews. Our licensed agents work directly under the Broker of Record and there is no handoff to an assistant: the professional who prices your home is the one who negotiates it.
Key takeaways
- Gia and Grant Freer have closed 764 transactions and $203,032,127 in sales volume since 2000 (Flexmls, October 1, 2026).
- We are one brokerage, based in Boca Raton and working across five South Florida counties: Miami-Dade, Broward, Palm Beach, Martin and St. Lucie.
- If you feel our service does not live up to what we promised, you can cancel the listing agreement at any time before an offer to purchase comes in, with no penalties and no obligations.
“She helped us price our home correctly from the start AND held firm throughout the selling process to assist us in receiving the most money possible.”
Jacques M., Google review
What is the question you actually arrived with?
Most sellers have one specific question rather than a general interest in selling. These pages answer them directly, with figures from our own BeachesMLS feed.
- Sell my house in Boca Raton: what it takes right now — the Boca Raton timeline and what mispricing costs by time on market, from current BeachesMLS figures. Want to sell your house as-is in Florida? That page covers what as-is really means in a Florida contract. City pages also for Delray Beach, Boynton Beach, Jupiter, Pompano Beach, Coral Springs, Deerfield Beach, Hollywood, Margate and Tamarac.
- Selling between Deerfield Beach and Boynton Beach: the corridor seller's guide — the four cities side by side, with each city's seller, home-worth, expired and situation pages in one place.
- What is my home actually worth? — a written opinion of value prepared by hand from current closed sales.
- What will it cost me to sell? — every line item, and why the answer changes from one county to the next.
- How long will it take? — days on market from your own segment, not a countywide headline.
- It did not sell last time. Why? — what actually causes a listing to expire, and how it gets fixed.
- How do I prepare it? — what to spend money on before listing, and what to leave alone.
- How do I price when buyers have the leverage? — what a house or condo actually sells for against asking in your county right now, and the two pricing paths sellers face this season.
- Who is cutting, and by how much? — the price-cut record for your city, updated every morning.
- Mine is a special situation. — an inherited or probate property, owing more than it is worth, or behind on the mortgage.
What happens once you say go?
Your home goes into BeachesMLS and syndicates out to the major portals and hundreds of sites. That part is table stakes. The work that decides your outcome is what happens to every response it produces: we contact the agents who have recently shown homes like yours, the agents representing buyers in your price band, and our own database, and every call, portal inquiry and showing request lands in one system attributed to your listing.
What happens to your listing, and to every inquiry it produces
Your home
Professional photography, floor plan, full remarks, correct disclosures
BeachesMLS
The source every agent and portal reads, entered accurately the first time
Portals and hundreds of sites
Zillow, Realtor.com, Redfin, Homes.com and the wider syndication network — plus our own site, which we control
Every response, from any of them, arrives in one place
Calls and texts
The office line is answered, logged and attributed to your listing — day, night and weekends
Portal and web inquiries
Captured into our database the moment they land, with the source recorded
Showing requests
Pre-qualified before anyone walks through your home
Nothing waits for office hours, and nothing goes missing. You get the pattern behind the activity — how many inquiries, from where, what they asked, what they thought of the price — not just a showing count.
Gia handles the offers, the inspection and lender-review negotiation, and the follow-up on financing, title and closing herself. Probate, estate and short-sale files carry extra steps — court authority, lender approval, association approvals — and those are the files we specialize in rather than avoid.
What if I do not like how it is going?
You are not locked in. Every PBP listing carries two written guarantees, signed by the listing broker and by you.
Easy Exit Performance Guarantee. If you feel our service does not live up to what we promised, you can cancel the listing agreement at any time before an offer to purchase comes in, with no penalties and no obligations. All we ask is the chance to fix the problem first. Most listing agreements are something the agent can get out of and you cannot. Ours is not.
Up-Front Communication Guarantee. We contact you at least once every 7 to 10 days throughout the listing period, by call, email or text, on the channel you choose. If we do not meet that contact commitment, you may cancel the listing agreement before receiving an offer to purchase, without obligation to pay any fees or commission.
Both are one page, in plain English, and you sign them at the listing appointment.
Where does your technology help, and where does it stop?
Selling is a pricing problem, a marketing problem and a communication problem. We use AI on all three, and we are specific about where it stops: a licensed broker reviews everything a client or buyer sees, and no price, opinion of value or market analysis is ever produced by AI.
- Pricing. Our own daily BeachesMLS feed tells us what is cutting, what is sitting and what is closing in your segment before the listing appointment. Gia reads it and writes the opinion of value; software never sets your price.
- Marketing and response. AI-assisted tools build and distribute the listing content, and AI-assisted phone and messaging cover means a buyer or their agent gets a real answer at nine at night instead of voicemail, with the inquiry logged before we have even spoken to you.
- Reporting. Every call, portal inquiry, web form and showing request is attributed to your listing, so the weekly update is a record rather than a recollection.
Technology does the heavy lifting. The judgment calls — pricing strategy, negotiation, and getting you to the closing table — stay with Grant and Gia Freer.
What can I read before I talk to anyone?
Free, no email required
The full Blueprint to Home Seller Success and the 94 things to do before you list are readable in full on this site, with nothing gated.
Read the seller blueprint · 94 things to do first · Selling a Florida house as-is: what it really costs you
PBP Real Estate track record (verified)
| Transactions closed (Gia and Grant Freer, since 2000) | 764 |
|---|---|
| Closed volume (Gia and Grant Freer, since 2000) | $203,032,127 |
| Google rating | 5.0 out of 5 from 86 reviews |
| Florida brokerage license | CQ1064615 |
| Counties served | Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties, Florida |
| Specialties | probate and estate sales, short sales, waterfront and country-club homes |
| Who you work with | Gia Freer, Broker of Record, and Grant Freer, Owner and Broker Associate, directly |
How many homes have Gia and Grant Freer sold?
Gia and Grant Freer have closed 764 transactions and $203,032,127 in sales volume since 2000 (Flexmls, October 1, 2026).
How is PBP Real Estate rated?
PBP Real Estate holds a 5.0 out of 5 average from 86 Google reviews.
Who will I actually work with at PBP Real Estate?
You work directly with Gia Freer, Broker of Record (Florida broker license BK689801), and Grant Freer, Owner and Broker Associate (Florida broker associate license BK3077984), of PBP Real Estate, LLC (Florida brokerage license CQ1064615).
PBP Real Estate, LLC is an independent, family-owned Florida brokerage in Boca Raton, licensed as CQ1064615. Transaction figures are our own closed record from the BeachesMLS production report through October 1, 2026. The Google rating is read from Google Business Profile at each site build; last checked October 18, 2026. More about Grant & Gia Freer.
Before you list
- Staging your home in five easy steps
- The 90-day seller forecast
- How we market a listing
- Our buying and selling guides
- Pre-market versus full-market listing: which sells for more
- What a seller net sheet is and how to read one
- How long it takes to sell a house in Palm Beach County
- Pricing a home in a buyer's market: houses versus condos
- South Florida AI Visibility Index: which brokerages Google's AI names, and how often the answer changes
- Palm Beach versus Broward: two different sellers' markets
Where do you list homes?
We are one brokerage, based in Boca Raton and working across five South Florida counties: Miami-Dade, Broward, Palm Beach, Martin and St. Lucie. These are markets where we hold current BeachesMLS data, recent closings and local pricing evidence. Each page carries this month's figures for houses and condominiums separately.
Miami-Dade: Miami · Miami Beach · Coral Gables · Aventura · Doral · all Miami-Dade cities
Broward: Fort Lauderdale · Deerfield Beach · Pompano Beach · Hollywood · Coral Springs
Palm Beach: Boca Raton · Delray Beach · Boynton Beach · West Palm Beach · Lake Worth Beach · Highland Beach · Wellington · Jupiter · Palm Beach Gardens · Palm Beach
Martin and St. Lucie: Stuart · Palm City · Hobe Sound · Jensen Beach · Port St. Lucie · Fort Pierce
Selling somewhere else in Miami-Dade, Broward, Palm Beach, Martin or St. Lucie County? Tell us where — if the property is outside the area we cover properly, we will say so and refer you to a broker who does, as we do for Eagle Ridge in Fort Myers.
If your listing has already been on the market once without selling, start with expired and canceled listings instead. Selling in our own city? Start with sell my house in Boca Raton, which sets out the local timeline and what mispricing costs by time on market.
What does it cost to sell here?
Closing costs are set by county custom in Florida, not by statute, so the national articles are often wrong for any one of our counties — in Palm Beach County the seller customarily pays for owner's title insurance, and in Broward the buyer does. See what closing costs a seller pays in Palm Beach County and who pays for owner's title insurance here — the answer is the opposite in Broward.
If payments have fallen behind, start with your options if you are behind on your mortgage instead.
Selling in a specific situation in Palm Beach County, each with its own measured page: behind on the mortgage; liens or code violations; selling during a divorce; a vacant house; storm damage; delinquent property taxes; a rental with tenants.
Selling in a specific situation in Broward County, each with its own measured page: behind on the mortgage; liens or code violations; selling during a divorce; a vacant house; storm damage; delinquent property taxes; a rental with tenants.
This page covers the real-estate side only. It is not legal or tax advice. Probate, short sale, foreclosure, bankruptcy and forgiven-debt questions belong with a Florida attorney, and anything touching taxes belongs with a CPA. We work alongside both every week and can refer you.
Your competition, county by county
Of the 15,799 active house listings across Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties, 6,882 have a recorded asking price below original. 6,705 of 15,795 active houses with nonmissing recorded CumulativeDaysOnMarket have a value above 90 days. These fields describe the dated competition, not why a property has not sold.
Condominiums are reported separately: 10,911 of 26,212 active condominium listings in the same five counties (41.6%) have a recorded asking price below original. Among the 1,649 below-original house listings in Palm Beach County, the median dollar reduction is $49,100 and the median percentage reduction is 5.2%; these are separate medians, not necessarily the same record. A countywide figure is not a forecast for your address, which is why the opinion of value is built from your own segment and your own building.
| County | Active houses | Below original | Median reduction |
|---|---|---|---|
| Miami-Dade | 4,618 | 40.8% (1,885) | $45,000 / 4.8% |
| Broward | 4,283 | 44.5% (1,907) | $36,000 / 4.6% |
| Palm Beach | 4,002 | 41.2% (1,649) | $49,100 / 5.2% |
| Martin | 624 | 49.7% (310) | $45,000 / 5% |
| St. Lucie | 2,272 | 49.8% (1,131) | $20,000 / 4.3% |
Active house listings by county. Below original: share of active houses whose current asking price is below the original list price, with the record count in parentheses. Median reduction: dollar and percentage medians among those below-original records; the two medians are calculated separately and are not necessarily the same record. Not reported where fewer than 10 reduced records or a median is missing. Below-original shares use all active records. Recorded CDOM shares use nonmissing CumulativeDaysOnMarket values. Current ListPrice below OriginalListPrice is a recorded-field comparison; its complement may include unchanged prices, increases and missing prices, not a never-cut history. Dollar and percentage reduction medians are calculated separately among below-original records within each county and never blended across counties. Condominiums are reported separately. Based on information from BeachesMLS, as of October 18, 2026. Information deemed reliable but not guaranteed.
A practical first step
Tell Gia what you are considering
Share the property and your timing. Gia will review it personally and tell you what information she needs before preparing a written opinion of value.
Selling in South Florida: questions and answers
What does it cost to sell a house in South Florida?
The agreed brokerage fee, documentary stamp tax on the deed at $0.70 per $100 of the sale price, owner's title insurance (customarily the seller's cost in Palm Beach, Martin and St. Lucie counties, the buyer's in Broward and Miami-Dade), recording fees, prorated property taxes and association dues, and any repairs you agree to after the buyer's inspection. We put the full written estimate in front of you before the home is listed rather than at the closing table, so the net figure you decide on is the net figure you sign for. Start with a written opinion of value through what is my home worth.
Who pays for owner's title insurance when I sell in South Florida?
In Palm Beach County the seller customarily pays for the owner's title insurance policy. In Broward County the buyer customarily pays. It is a custom rather than a statute and it can be negotiated in the contract, but it is a real difference in your net proceeds and most national closing-cost guides get it wrong by treating South Florida as one market.
How long does it take to sell a home in South Florida?
It depends far more on your price band and property type than on the county. Single-family homes and condominiums are behaving very differently right now, and condominium supply in several cities is running many months deep, so a citywide average is not a forecast for your address. We quote days on market from your own segment and building, not from a headline figure.
Should I price high and come down later?
No. Your strongest buyer traffic arrives in the first two weeks, and an overpriced listing spends that window teaching the market to wait. Price reductions then read as weakness, the listing accumulates days on market, and a financed buyer still has to satisfy their lender's own price review. Pricing to the evidence on day one is what produces competing offers.
Do I need to make repairs before I list?
Selectively. Fix the items that a buyer's inspector will flag and a lender will care about, and the cosmetic items that photograph badly. Beyond that, spending money on improvements a buyer may undo rarely returns the outlay. Florida also requires you to disclose known defects that materially affect value, so hiding a problem is not an option and disclosing it up front prevents a contract collapsing late.
What if my home was listed before and did not sell?
A listing that expired or was withdrawn is almost always a pricing, exposure or condition problem, and it is fixable. We start by re-establishing value from current closed sales and pending contracts, then rebuild the marketing rather than relisting the same package at the same number. If what you owe is more than the home will sell for, the conversation is different and our short sale page explains the options.
How should I handle multiple offers on my home?
Compare them on net proceeds and certainty, not just headline price: financing type and lender, deposit size and when it goes hard, inspection and financing periods, closing date, and any request for credits or repairs. Ask for best and final terms by a stated deadline, in writing, and keep every buyer informed of the process without disclosing the contents of competing offers. The strongest offer is frequently not the highest one.
Which improvements actually add value before selling in South Florida?
Roof condition and insurability, working air conditioning, closed permits, fresh neutral paint, lighting, and kitchen and bathroom updates that photograph well. Pools, elaborate landscaping and highly personal renovations rarely return their cost. If the money is limited, spend it on the items an inspector or insurer will raise, because those are what break contracts here.
When is the best time of year to list a home in South Florida?
Buyer activity here builds through the winter season and peaks in the first months of the year, when seasonal residents and relocating buyers are in town. That is also when competing inventory is heaviest, so being ready before the season starts, rather than joining it late, is what wins. A well-prepared home priced correctly sells in any month; an unprepared one waits, whatever the calendar says.
What sellers say about working with us
PBP Real Estate holds 86 Google reviews at an average of 5.0 out of 5. Every quote below is a verbatim excerpt from a public review on that profile, shortened only where marked.
After more than a year trying to sell my condo to no avail, here comes Gia and with her sincere persona and professionalism, she sold my condo within 3 weeks.
★★★★★ Rosa S. · Google review, February 2020
Gia and John from PBP Real Estate exceeded expectations in selling my mother's Delray Beach condo, which had previously failed to sell with another firm. Despite being in New York, I experienced excellent communication and responsiveness via phone, text, and email, making the remote process, including the closing, stress-free.
★★★★★ Robert S. · Google review, December 2024
I needed to sell my mothers home from out of state and Gia made the whole process very easy. She helped me getting the right people to get the house emptied and cleaned.
★★★★★ Roger D. · Google review, December 2024
Read all 86 reviews on Google or see more on our about page.