L I S T I N G
P R E S E N T A T I O N
211 San Juan Avenue SEAGROVE BEACH
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SANTA ROSA BEACH, FLORIDA 32459
PREPARED EXCLUSIVELY FOR THE GOETHALS
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OCTOBER 2026
A NOTE FROM COLBY
Thank you for the opportunity. 211 San Juan Avenue is a special home: built in 2024, seven bedrooms, a heated pool and an easy walk to the San Juan beach access in the heart of Seagrove Beach. Homes like this don’t need to be explained. They need to be priced with confidence and put in front of the right buyers from day one. That is what my team does every day along 30A. In the pages that follow, you’ll see what the market is telling us right now, two clear ways to price your home, and exactly how we will market it, from cinematic video and 3D tours to paid advertising and the full Berkshire Hathaway HomeServices network. My promise is simple: honest advice, clear communication and a plan built around your goals. I look forward to earning your business.
Colby Anderson FOUNDER, ANDERSON GROUP 30A
COLBY ANDERSON FOUNDER
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YOUR LISTING AGENT
CALL OR TEXT
PROFILE
850.687.1788
colby@andersongroup30a.com
View Colby’s page
ANDERSONGROUP30A.COM
211 SAN JUAN AVENUE
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LISTING PRESENTATION
02
THE HOME
211 San Juan Avenue
7
6.5
4,397
2024
2-Car
Heated
BEDROOMS
BATHS
HEATED SQ FT
YEAR BUILT
GARAGE
PRIVATE POOL
A turnkey 2024 coastal home with three levels of living, covered porches on every floor, a heated private pool and a paver drive with two-car garage, steps from the San Juan beach access.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
VIEW THE LISTING
03
THE LOCATION
Gulf Shore Manor, Seagrove Beach
No HOA Freedom to own, rent and enjoy without association dues.
Beach Access A short walk to the San Juan beach access and the neighborhood’s Gulf accesses.
Rental Friendly Short-term and long-term rentals allowed, ideal for owner-investors.
Heart of 30A Minutes from Seaside, WaterColor and Seagrove’s favorite restaurants.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
04
THE MARKET
What buyers are telling us We studied every recent new-construction sale, pending and active listing in Gulf Shore Manor. Here is the market in plain terms.
$635
89%
230
35
AVG SOLD PRICE / SQ FT
AVG SALE-TO-LIST PRICE
AVG DAYS ON MARKET (SOLD)
DAYS TO CONTRACT, NEWEST PENDING
01
Sold homes set the value. The two most recent new-construction sales closed at $601 and $669 per sq ft, roughly 89% of their list prices. Both are smaller than 211 San Juan, and larger homes typically sell for less per square foot.
02
Location is the difference. The two listings that have lingered (347 and 519 days) sit on an unpaved side road among older homes, and one is still listed as under construction. 211 San Juan’s paved, beach-side setting is a clear advantage.
03
Priced right, homes move. 125 Elm Street, a brand-new build, went under contract in just 35 days. Buyers are active and ready when a home is positioned correctly from the start.
THE BOTTOM LINE
211 San Juan offers more space than every home that recently sold or went under contract, and a better location than the homes still waiting. Priced correctly, it can be the most compelling home in Gulf Shore Manor.
SOURCE: EMERALD COAST ASSOCIATION OF REALTORS MLS, OCTOBER 2026. DEEMED RELIABLE, NOT GUARANTEED.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
05
COMPARABLE SALES
Recently sold
SOLD
301 San Juan Avenue $2,000,000 SOLD PRICE
List price
$2,249,000
Sold
May 8, 2026
Sq ft
3,330
Built
2025
Bed / bath
5 / 5.5
Price / sq ft
$601 sold
Days on market
314
Same street and lot size. 1,067 sq ft smaller, two fewer bedrooms. VIEW LISTING
SOLD
13 JP Lane SOLD PRICE
$1,793,000
List price
$2,000,000
Sold
Dec 2, 2025
Sq ft
2,681
Built
2022
Bed / bath
5 / 5.5
Price / sq ft
$669 sold
Days on market
146
Older, two-story home with 1,716 fewer sq ft than 211 San Juan. VIEW LISTING
211 SAN JUAN AVENUE
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LISTING PRESENTATION
06
THE COMPETITION
Pending & active
PENDING
ACTIVE
125 Elm Street
ACTIVE
464 N Montigo Avenue
LIST PRICE
$2,340,000
74 Shady Pines Drive LIST PRICE
$3,249,000
LIST PRICE
Under contract
Sep 11, 2026
$2,500,000
Sq ft / built
2,815 / 2026
Listed Sq ft / built
Listed
Apr 3, 2025
Oct 16, 2025
Sq ft / built
5,221 / 2024
3,158 / 2024
Bed / bath
6/6 $622
Bed / bath
5/4
List $ / sq ft
$831
Bed / bath
6 / 5.5
List $ / sq ft
35
List $ / sq ft
$792
Days on market
Brand-new and smaller. Final price expected after its mid-October close.
Days on market
347
Same side road; still listed as under construction after 17 months.
VIEW LISTING
VIEW LISTING
Days to contract
211 SAN JUAN AVENUE
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On an unpaved dead-end side road. 1,239 sq ft smaller than 211 San Juan.
LISTING PRESENTATION
519
VIEW LISTING
07
SIDE BY SIDE
How 211 San Juan compares PROPERTY
STATUS
SQ FT
BUILT
BD / BA
LIST PRICE
SOLD PRICE
$ / SQ FT
DOM
211 San Juan Ave
SUBJECT
4,397
2024
7 / 6.5
See pricing
—
—
—
301 San Juan Ave
SOLD
3,330
2025
5 / 5.5
$2,249,000
$2,000,000
$601
314
13 JP Lane
SOLD
2,681
2022
5 / 5.5
$2,000,000
$1,793,000
$669
146
125 Elm Street
PENDING
2,815
2026
5/4
$2,340,000
Pending
$831*
35
464 N Montigo Ave §
ACTIVE
3,158
2024
6 / 5.5
$2,500,000
—
$792*
347
74 Shady Pines Dr §
ACTIVE
5,221
2024
6/6
$3,249,000
—
$622*
519
* LIST PRICE PER SQ FT, NOT YET SOLD.
DOM = DAYS ON MARKET.
ADDRESSES LINK TO FULL LISTING DETAILS.
§ LOCATED ON AN UNPAVED DEAD-END SIDE ROAD AMONG OLDER, MIXED HOUSING; WEIGHTED LIGHTLY.
PRICE PER SQUARE FOOT
211 San Juan — Path 1
$602
211 San Juan — Path 2
$636
301 San Juan — sold
$601
13 JP Lane — sold
$669
125 Elm — pending (list)
$831
464 N Montigo § — active (list)
74 Shady Pines § — active (list)
$792
$622
SOLD AVERAGE $635
Both pricing paths sit within the $601–$669 range buyers have actually paid per square foot, while 211 San Juan offers more space than every sold and pending comparable.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
08
PRICING STRATEGY
Two ways to go to market Both paths start from the same market data. The difference is how much time you are willing to trade for a chance at a higher price. Either way, we keep you updated as activity comes in.
PATH 1
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PRICE TO MARKET
PATH 2
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TEST THE MARKET
$2,649,000
$2,795,000
$602 / SQ FT
$636 / SQ FT
Lead the market and create urgency.
Reach for more, with a plan.
ANCHORED TO
ANCHORED TO
The most recent San Juan Avenue sale ($601/sq ft)
Average price per sq ft of the closed sales POSSIBLE SALE
$2,490,000 – $2,600,000 (89–93% of list)
LIKELY SALE
$2,425,000 – $2,575,000 TEST WINDOW
Strong early showings and competing interest
A defined test period; if showings or offers are light, we adjust toward $2,649,000
TRADE-OFF
TRADE-OFF
Less room above the list price
Longer market time; a later price cut can invite lower offers
GOAL
WHAT EITHER PATH INCLUDES
Full launch: photography, video, 3D tour and paid ads
Updates on showings, feedback and ad results
Pricing reviews guided by showings and buyer feedback
Colby as your single point of contact
O PI NION OF VAL U E FOR MA RKETI N G PURPOS ES; NOT AN A PPRAIS AL . FINA L P RICI NG CONS IDERS CONDITIO N, FUR NISH INGS AND RENT AL PE RFO RM AN CE.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
09
OUR MARKETING
How we’ll sell 211 San Juan Every listing gets a full luxury launch. Here is what we put behind your home from day one.
01
Professional Photography
03
3D Virtual Tour
05
Every Major Portal
07
Private Showings
Bright interiors, twilight exteriors and drone aerials that show the home and its walk to the beach.
An immersive walkthrough so out-of-town buyers can tour every room from anywhere.
Full syndication to Zillow, Redfin, Realtor.com, Homes.com and more, the moment we go live.
Every showing coordinated around your schedule, with feedback gathered from buyers’ agents.
211 SAN JUAN AVENUE
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LISTING PRESENTATION
02
Cinematic Video
04
Paid Advertising
06
Berkshire Hathaway Network
08
Digital Property Guide & Email
A property film for YouTube, social media and the listing page, built to stop the scroll.
Targeted ads across Instagram and Facebook plus premium placement on Homes.com and Realtor.com.
Exposure to the agents and referral network of Berkshire Hathaway HomeServices, one of the most trusted names in real estate.
A branded flipbook guide and email campaigns to our buyer database and agent network.
10
THE LAUNCH PLAN
From signed to sold WEEK 1
WEEK 2
LAUNCH
ONGOING
Prepare
Coming Soon
Go Live
Updates
Pricing set, staging walkthrough, photography, video and 3D tour scheduled.
Social teasers and database email to build demand before launch.
MLS and every portal, paid ads switched on, property guide released.
Showings, buyer feedback and ad results shared with you as activity happens.
ANDERSON GROUP 30A
A dedicated team behind every listing. 211 SAN JUAN AVENUE
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LISTING PRESENTATION
MEET THE TEAM
11
Colby Anderson FOUNDER
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ANDERSON GROUP 30A
850.687.1788 colby@andersongroup30a.com andersongroup30a.com VIEW COLBY’S PROFILE
Information deemed reliable but not guaranteed. Data sourced from the Emerald Coast Association of Realtors MLS, October 2026. This presentation is an opinion of value and not an appraisal. Berkshire Hathaway HomeServices Beach Properties of Florida.