51 Conscience Way - Listing Presentation

Listing Strategy & Market Analysis 5 1 C O N S C I E N C E WAY Serenity at Dune Allen | Santa Rosa Beach, FL | 30A

P R E PA R E D

B Y

Colby Anderson | Anderson Group 30A

May 5, 2026

AGEN DA

What we'll cover today 01

Your Property

02

Overview of 51 Conscience Way

03

Comparable Properties

The 30A market in May 2026

04

What's sold, pending, and active

05

Marketing Plan How we'll get your home sold

Market Conditions

Pricing Strategy Recommended list price & rationale

06

Next Steps What happens after we partner up

01

YOUR

PROPE RTY

51 Conscience Way

4

4.5

BEDROOMS

BAT H R O O MS

2,750

2023

SQ FT

Y EA R BU I LT

51 Conscience Way • Santa Rosa Beach, FL 32459 • Lot 72, Serenity at Dune Allen

Premium Features

■

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

02

M AR KE T

CON DITION S

The 30A market today

70+

$439

4.5%

DAYS

/SQFT

BELOW LIST

Average days on market

Most recent pending sale

Recent close-to-list ratio

For active listings in Serenity at Dune Allen

72 Magical Place at $985,000

38 Constant Ave: $1.1M list → $1.05M sold

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.

IMPORTAN T

CON TEXT

Listing history of 51 Conscience Way Before we set strategy, we have to understand what the market has already told us about this address.

MAY 20 2 3

MAY 20 2 4

JAN 2025

$1,599,000

$1,495,000

CANCELLED

Original list price

Price reduction

Listing terminated

Listed by Destin Properties Gp as new construction. Sat 395 days with no buyer.

Dropped $104,000. Sat another 7 months. Still no buyer.

604 total days on market without a sale. Pulled off MLS.

THE

LESSO N

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.

03

CO MPAR AB LE

PROPE RTIES

What the data shows Address

Status

Beds

Sq Ft

Price

$/SqFt

DOM

Year

10 Constant Ave

SOLD

5

3,404

$1,700,000

$499

112

2020

38 Constant Ave

SOLD

4

2,343

$1,050,000

$448

74

2019

72 Magical Place

PENDING

4

2,244

$985,000

$439

90

2021

23 Constant Ave

ACTIVE

5

2,948

$1,650,000

$560

29

2023

345 Dolphin Drive

ACTIVE

5

3,251

$1,525,000

$469

134

2022

39 Conscience Way

ACTIVE

4

2,703

$1,400,000

$518

70

2023

KE Y O BS ERVAT IO N S

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

THE

TW IN

CO MP

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.

5 1 C O N S C I E N C E WAY

3 9 C O N S C I E N C E WAY

Your Home

Active Comp — 70 Days, No Buyer

Beds / Baths

4 / 4.5

Beds / Baths

4 / 4.5

Square Feet

2,750

Square Feet

2,703

Year Built

2023

Year Built

2023

Stories

3

Stories

3

Pool

Community

Pool

Community

Lot

Cul-de-sac, backs conservation

Lot

Cul-de-sac, backs conservation

Original Builder

Destin Properties Gp

Original Builder

39 Conscience Way is listed at $1,400,000 — and still hasn't sold. That is our hard ceiling.

Destin Properties Gp

04

PRICIN G

AN ALYSIS

Price per square foot What the market actually pays vs. what's being asked 600

OUR TARGET 580

$560

560 540

$518

520

480 460

PER SQUARE FOOT

Above proven sold-at prices, slightly below the active twin — positioning 51 as the smartest value on the street.

$499

500

$469 $448

$439

440 420 400 38 Constant (SOLD)

10 Constant (SOLD)

72 Magical (PENDING)

345 Dolphin (ACTIVE)

$485–$510

39 Conscience (ACTIVE)

Note: 23 Constant ($560/sqft) is the only home with a private pool — it commands a premium that doesn't apply to 51 Conscience.

23 Constant (ACTIVE pool)

PRI CI NG

STR ATEGY

Three scenarios OUR

AGGRESSIVE

R ECOMM EN DATIO N

RECOMMENDED

TEST THE MARKET

$1,350,000

$1,395,000

$1,425,000

$491/sqft

$507/sqft

$518/sqft

Sell quickly. Aligned with $/sqft of recently sold homes. Best for sellers who need to be out fast.

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.

$1,395,000 leads the market — it doesn't chase it. That's the difference between selling and sitting.

Matches the active twin. Risk: head-to-head competition with 39 Conscience, likely to sit longer.

05

M AR KE TIN G

PLA N

How we sell your home 1

Professional Photography & Drone

2

HDR interior photography, twilight shots, aerial drone footage, and 360° virtual tour.

Captured within 48 hours of signing.

3

Maximum MLS Exposure

Full walkthrough video produced for social, MLS, and YouTube. Highlights the conservation-back lot and turnkey rental story.

4

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.

Cinematic Property Video

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.

WHY

THI S

WOR KS

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.

06

N EX T

STE PS

Let's get your home sold TO D AY

DAY 1 - 2

DAY 3 - 5

DAY 6 - 7

W E E K LY

Sign the listing agreement We start the clock on getting your home sold.

Professional photography HDR photos, drone footage, twilight shots, and video walkthrough.

Listing prep & staging review Final touches, MLS write-up, marketing materials produced.

Live on MLS + full launch Listed across all platforms, social campaign begins, broker open house scheduled.

Performance reports Showing feedback, online activity, market shifts, and pricing recommendations.