Strategy & Market Analysis
51 Conscience Way
4
BEDROOMS
4.5 BATHROOMS
Premium Features
2,750 SQ FT
2023 YEAR BUILT
■ Three-story Beach House design
■ Backs to Conservation Area — no rear neighbors
■ Cul-de-sac, private street position
■ Master bedroom on first floor
■ 10' ceilings, quartz counters, LVP throughout
■ Metal roof, HardiBoard siding
■ Fully furnished, turnkey-ready
■ Short-term rental approved
The 30A market today
DAYS
Average days on market For active listings in Serenity at Dune Allen
$439 /SQFT Most recent pending sale
Magical Place at $985,000
4.5%
close-to-list ratio
THE BOTTOM LINE
Inventory is moving slower, buyers are negotiating harder, and the gap between list price and sold price has widened. The homes that ARE selling have one thing in common: they were priced strategically from day one — not chased down.
Listing history of 51 Conscience Way
Before we set strategy, we have to understand what the market has already told us about this address.
$1,599,000
Original list price
Listed by Destin Properties Gp as new construction. Sat 395 days with no buyer.
$1,495,000
Price reduction
Dropped $104,000. Sat another 7 months. Still no buyer.
THE LESSON
The market has empirically rejected this exact home above $1.495M. Today's market is softer than 2023-24. Our strategy must lead the market — not chase it.
What the data shows
Sold range: $448 – $499 per square foot
Active range: $469 – $560 per square foot (the higher end has a private pool)
Days on market: Active listings are sitting an average of 78 days
Most relevant comp: 39 Conscience Way — virtually identical to your home
51 vs 39 Conscience Way
Same street. Same builder. Same year. Virtually identical homes — yet 39 Conscience has been on the market for 70 days without a buyer.
CONSCIENCE WAY
CONSCIENCE WAY
— 70 Days, No Buyer
Conscience Way is listed at $1,400,000 — and still hasn't sold. That is our hard ceiling.
$485–$510 PER SQUARE FOOT
Above proven sold-at prices, slightly below the active twin — positioning 51 as the smartest value on the street.
Three scenarios
AGGRESSIVE
OUR RECOMMENDATION
RECOMMENDED
$1,350,000
$491/sqft
Sell quickly. Aligned with $/sqft of recently sold homes. Best for sellers who need to be out fast.
$1,395,000
$507/sqft
Undercuts 39 Conscience by $5K with 47 more sq ft — better value, head-to-head. Captures buyers searching under $1.4M. Room to negotiate to $1.32–1.35M.
TEST THE MARKET
$1,395,000 leads the market — it doesn't chase it. That's the difference between selling and sitting.
$1,425,000 $518/sqft
Matches the active twin. Risk: head-to-head competition with 39 Conscience, likely to sit longer.
How we sell your home
1 Professional Photography & Drone
HDR interior photography, twilight shots, aerial drone footage, and 360° virtual tour. Captured within 48 hours of signing.
3 Maximum MLS Exposure
Listed in ECARMLS with full syndication to Zillow, Realtor.com, Redfin, Compass, and 80+ partner sites within 24 hours of going live.
5 Targeted Social & Digital Ads
Geo-targeted ads to high-intent 30A buyers on Instagram, Facebook, and Google. Email blasts to vetted buyer lists.
2 Cinematic Property Video
Full walkthrough video produced for social, MLS, and YouTube. Highlights the conservation-back lot and turnkey rental story.
4 Berkshire Hathaway Network
Marketed through the BHHS national referral network and Anderson Group 30A's local buyer database.
6 Strategic Open Houses
Launch weekend broker's open + public open house. Coordinated with Saturday foot traffic from the model home at 162 Charming Way.
Lead the
market. Don't chase it.
First 14 days = peak attention
Best value on the street
New listings get the most views, showings, and interest in their first two weeks. Pricing right out of the gate captures that surge.
At $1,395K, your home is the smartest buy in Serenity at Dune Allen. Buyers comparing 51 to 39 Conscience pick yours — every time.
We avoid the 2023 mistake
Sold price > List price
The previous listing chased the market down: $1.599M → $1.495M → cancelled. We start where the market is, not where we wish it was.
The goal isn't a high list price — it's a high SOLD price. Strategic pricing creates urgency, multiple offers, and stronger negotiating leverage.
Let's get your home sold
TODAY
Sign the listing agreement
We start the clock on getting your home sold.
DAY 1-2
Professional photography
HDR photos, drone footage, twilight shots, and video walkthrough.
DAY 3-5
Listing prep & staging review
Final touches, MLS write-up, marketing materials produced.
DAY 6-7
Live on MLS + full launch
Listed across all platforms, social campaign begins, broker open house scheduled.
WEEKLY
Performance reports
Showing feedback, online activity, market shifts, and pricing recommendations.
