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FROM A SINGLE OFFICE TO A MARKET LEADER

COMPANY ESSENTIALS CBV’s Three Uniques are: · Velocity · Growth · Financial Advantage CBV’s Three Core Values remain: · Committed · Competitive · Innovative CBV’s Core Focus remains: · Improving a great industry.

CBV’s Niche is: · The company that offers the best path for growth and career success through multiple proprietary agent support programs.

BIOGRAPHY - PETER O. DALTON HISTORY - VANGUARD REALTY INC. NARRATIVE Pete Dalton entered the real estate industry as a licensed salesman, for a multi-office company in January, 1973. He worked as a salesperson throughout that year, completed 104 transactions and was the #1 salesperson in units in the Jacksonville Board of Realtors.

He became the branch manager for the same firm and led one of the few successful offices during the economic downturn.

In 1975 he opened his own firm, First Realty Group Inc, a group of 1, that morphed into a threeway partnership with another manager from his initial firm, and a broker with four offices and a real estate school.

In 1977 Dalton, along with the other partner from the same brokerage, left the three-way partnership, and along with the head of the Urban Land Economics Department at the University of North Florida, formed Vanguard Realty Inc. and Florida Real Estate Institute. By 1980, Dalton had purchased the interest of the other partners and was the sole owner of Vanguard Realty Inc., which he remains today.

In 1981, Vanguard became a franchisee of Better Homes & Gardens. From 1981 through 1997, the firm grew to include 3 north Florida offices and 3 offices in the Florida Keys, titled Schwartz Property Sales Inc. The combined volume of both entities was approximately $260,000,000.

In 2002, sensing large swings in the real estate market and a diminished competitive position for his firm, Dalton wrote a new business model he termed Business Without Boundaries or BWB. The model correctly anticipated the market and the company grew to a 2005 volume of $980,000,000, with 15 “Resource Centers” in north Florida and 7 offices in the Florida Keys, which made it the second largest company in north Florida and the Florida Keys. in 2004 Better Homes & Gardens sold to GMAC Real Estate and the Vanguard companies became GMAC brokerages. At the end of the franchise agreement with GMAC, in 2009, Dalton joined Leading Real Estate Companies of the World.

In 2010 he purchased the north Florida Coldwell Banker franchise and the assets of what had been Devonshire, and prior to that Walter Williams Real Estate, and at the same time converted his Keys offices to Century 21. In 2012 he sold his Keys operation to his managers. He remains a Coldwell Banker franchisee, whose franchise agreement ends in 2030.

OUR HISTORY

Vanguard Realty had its best production year in 2023, with a volume of over $1,400,000,000. In 2025 that volume had been reduced to $980,000,000 and the firm currently ranks #5 in the north Florida market. In addition to Vanguard Realty Inc., Dalton also owns Vanguard Central Florida Inc., which is the majority stockholder of 2 LLCs, Coldwell Banker Vanguard Edge and Coldwell Banker Vanguard Lilfestyle.

The central Florida LLCs obtains services from the north Florida operation. Edge has become a profitable office in Tavares. Lifestyle, with a principal office in The Villages, has purchased a Leesburg, FL office and signed a lease to open a new office in The Villages. The operation has grown to approximately 45 agents and $110,000,000 of volume. Expectations for 2026 are $150,000,000 in volume and 60+ agents.

Since 2024, Vanguard has written business plans titled “The Way Forward”. These annual plans recognize the difficulty of operating a traditional business model in a market dominated by high split/low service brokerages. In addition to eXp, LPT, and the Real, we compete with large single office brokerage models that cap their agents at a total of a $5000 annual contribution.

Since a stunning agent and financial loss in 2024, a smaller agent loss and $750,000 loss in 2025, the firm has revamped itself and is again on an upswing. Year to date we are increasing size and quality of the sales force and managed an operating profit in March, 2026 for each of the three entities. While increasing agent count and production, the company has downsized its overall square footage by an excess of 8000 square feet and reduced its operating costs by nearly $1,000,000, while leveraging key marketing programs including an alliance with Zillow.

The companies are presently comprised of: · 7 Market Centers, larger managed offices · 5 Market Hubs, smaller unmanaged offices · Relocation Department · Property Management (Rental Gurus) · Marketing Department (ConnectU/Concierge Service) · Transaction Management Department · Commercial Department · Standard operations and accounting departments The companies market a new value proposition through a program we titled Total Agent that is designed to change the dialogue from “splits” to “career success”. The key focuses of Total Agent are program and accountability, with One A Day being a major component in talent attraction and agent development.

CBV FINANCIALS 2025 PROFIT AND LOSS Commission Revenue Consumer Fees Total Commissions Paid Gross Profit Gross Profit Percentage Sales FEE & OTHER INCOME Agent Fees Product Sales Coldwell Banker E&O LLC Fees Total GROSS PROFIT GROSS PROFIT PERCENTAGE EXPENSES Training and Development Advertising Personnel Recruiting Occupancy General & Admin TOTAL NET

$21,106, 676 840,956 $21,947,632 $19,260,961 $ 2,586,671 11.8%

$182,004 166,523 303,900 95,027 24,000 $771,454 $3,458,125 15.3%

$ 127,437 208,761 2,799,363 110,941 1,386,535 965,328 $4,211,840 $- 753,715

OPERATING SCENARIOS

THE WAY FORWARD - TOTAL AGENT CBVFWRD’26 is the 2026 CBV operating plan. CBVFWRD26 contains modifications to our Uniques, Focus, Niche and Target Market while maintaining our Core Values. Additionally, CBVFWRD’26 identifies TOTAL AGENT as our central agent support and reporting program and value proposition.

Total Agent is the program behind CBVFWRD26, it is the philosophy, programs, and branding that place CBV in a different category than other agencies.Total Agent provides value, programs, and services that other agencies cannot provide. Total Agent has the vision, product, reporting, and ability to measure results necessary to develop successful agents, build successful offices, and lead the industry.

Total Agent brings together all CBV/VCF agent offerings. Total Agent is easily definable, is comprised of three components, is readily explainable, and is marketable as superior to programs offered by other agencies.

Focusing on Total Agent and how each agent can benefit from engaging in a portion of the program gives each Sales manager a way, along with the Total Agent Success Report, to determine the progress that is being made in their office.

CBVFWD’26 implementation requires the Sales Manager to: Master 5 Sales to a Listing through Insider View Apply One A Day Understand and use TPP Implement our new talent attraction assets BrokerKit Relitix Incorporate Financial Advantage by incorporating the REMLO plan Wealth Builder (NQDC plan) TAF123 Implement the Internet Leads Program Through VCF Through Relo Implement the Total Agent Success Report to reflect our program Execute, “Need to Know”, our back-office reference program Institute our Career Development/Education program Create an internal adoption calendar and process for Total Agent Promote our Global Luxury Program Promote our Commercial Department program Promote our Rental Gurus program Promote both Relo and ILP lead generation programs Add value to both the Club and Partner programs

Program Review Programs that do not need to be altered in any significant way include: ·Back-office data entry (TPP) ·Back-office accounting (Darwin) ·Back-office marketing material delivery (TPP) ·Agent onboarding (MacroModus) ·Agent ICA contracts (ICA and Addenda) ·Client Connect (Agent Promotion) ·Insider View (Listing Procurement and Promotion) ·One A Day (Agent Activity Organization) ·Annual Awards ·Club Benefits ·Need to Know Programs that need additional attention in 2026 includes: ·Sales Rallies ·Objectives/agenda ·Site ·Budget ·Reporting ·Total Agent Success Report ·Financials ·Career Development efforts ·Focus on individual products and programs offered by CBV ·Deliver to a large number of CBV agents simultaneously ·Support program delivery with materials in the sales offices prior to the session ·

As appropriate, support with workshops or homework after the session Promote to the sales team via multiple media to increase agent awareness.

Familiarize the SALES MANAGERs prior to training the agents Talent Attraction Programs Marketing initiatives. Real estate brokerages are “slotted” into different business models by agents. CBV needs to be slotted as career/agent oriented as well as innovative.

Create, cultivate, and control CBV’s narrative through a consistent digital and email marketing program.

Achieve consistent messaging, both internally and externally We approach this with: Email, predominantly ineffective, but consistently in the agent marketplace Targetable digital ads We will engage in these ads through April ‘26, if we are successful in talent attraction, we will continue the program. If not, we will reduce our spend and look for other media.

We will rely primarily on testimonials from agents because they earn the highest ratings.

Ads will direct recipients to our testimonial agent or our new website promoting Total Agent.

Sales manager engagement programs Sales managers will run Tell A Friend Tell A Friend 123 (TAF123) Other programs developed either by CBV or the Sales Manager, with approval from Kingsley Program reporting will be through Tell A Friend Board Tell A Friend Report Total Agent Success Report By operating a defined and set agent development program, through Total Agent, our focus in 2026 is meeting talent attraction goals. Each Sales Manager has a talent attraction goal; the expectation is that the goal will be met.

TARGET MARKET Although CBV accepts agents who show promise, but do not fit into one of our target markets, we will use our marketing efforts to reach the following Target Markets.

Primary. Venture and QA Agents who are newer to the business but who have received the basic training necessary to complete real estate transactions. These are agents whose production is below the $4,000,000 hiring floor.

Primary. Reboot Agents are agents who do not qualify as VIP Agents, but who in the preceding 18 months would have qualified as VIP/Partner agents. They need to show motivation to improve their production but need a restart.

Primary. Successful, experienced, full-time real estate agents who produce in excess of $4,000,000 of closed volume annually. Partner/CBVip’s (BWB or Advantage) Associates.

The advantages of newer to the business agents over Club or Partner agents are: We maintain a more profitable commission percentage.

Newer to the industry agents tend to bring enthusiasm to the office.

Newer agents are not set in their ways; they are more likely to assimilate in to Total Agent and use it to grow their career.

When new agents succeed, especially if they come from another brokerage, they understand that CBV is a major portion of that success.

Secondary. Although the Sales managers’ focus should be on agents who are newer to the business and show signs of succeeding, the Sales manager may also place a “new to the industry” agent into the CBV Mentor Program.

All agents who have not achieved the $4,000,000 standard must meet our criteria of: Delivering our seller value proposition (Insider View) within 3 weeks of onboarding Engaging with One A Day within 30 days of joining New to the industry agents can only join our team as PTMs or as Mentored Agents. If the agent is not being mentored, the agent must join the PTM program. While PTM’s are encouraged to attend company training, it is the PTL’s job to take responsibility for the growth and success of the PTM. We do hold PTLs contractually accountable for the actions of their PTMs.

MENTOR PROGRAM Mentor Agents are hired at the discretion of the Sales manager on a 50/50 split, with an additional 20% commission from the CBV portion of the commission, paid to the mentor. The agent must stay in the Mentor Program for a minimum of 4 transactions, with at least 1 of them being a listing.

Prior to entering an agent into the Mentor Program, the Sales manager must designate a mentor(s) and have this person approved by the CEO or COO. The mentor must: Be preselected by the Sales manager and be willing to assist the new agent Be preapproved by the CEO or the COO Have either Club or Partner level agent production May only have one mentee at a time Use the CBV two-step listing process, with “blue box delivery” Use the Insider View presentation and be capable of making the “5 sales to a listing” Be familiar with and positive about both One A Day and, if the mentee is going to participate, the Internet Leads Program Be willing to take the mentee on the majority of appointments obtained by the mentor Be willing to go on appointments arranged by the mentee Assist the mentee in all facets of conducting business including but not limited to: Accessing the MLS Preparing valuation documents Preparing purchase documents Either managing the closing process or using the CBV Transaction Management department to manage the business The mentee must Be willing to attend the mentor’s listing and showing appointments Be willing to assist the mentor in other duties including, but not limited to: Document preparations Meeting interested parties at for sale listings Scheduling and holding open houses Sign and lockbox delivery and recovery Be willing to attend Association sponsored education to learn the basics of the industry.

Pete Dalton CEO

EXECUTIVE TEAM

President & CEO Vanguard Companies President Vanguard Realty Inc CEO Vanguard Central Florida CEO Vanguard Edge CEO Vanguard Lifestyle CEO Rental Gurus

Mona Gardella COO COO Vanguard Realty Inc COO Vanguard Central Florida Duties Oversee the management team for CBV Sales Offices CGB Department TC Department Operations Manager Education Program REMLO Wealth Builder

Brenda Taylor CMO CMO Vanguard Realty Inc CMO Vanguard Central Florida Duties VIP Onboard new agents who either qualify as Club Members or Partners Work with Club Members and Partners to develop Business/Marketing plans that will advance the agents business and create value for CBV/VCF Work with/research for Senior Management projects VCF Marketing integration Supervise Manager Connect U

Lori Frye

DEPARTMENT MANAGEMENT

Controller Controller Vanguard Realty Inc Controller Vanguard Central Florida Controller LLCs Duties a. Handle the daily operations of the accounting department, including Invoicing agents Payment of commissions Payment of trade accounts b. Reconcile all escrow accounts c. Prepare monthly P&Ls for CBV, by department d. Remit CB franchise and royalty payments e. Oversee CBVCares accounting

Stephanie Bolden

Operations Manager - Vanguard Realty Inc Duties a. Ensure the smooth operation of all company facilities except ConnectU Staffing Office conditions Equipment Office supplies b. Plan meetings and events c Supervise OSAs and Admins for CBV d Oversee HR for CBV and VCF e Oversee compliance for FREC and corporate issues f. Liaise with Coldwell Banker staff g. Procure and maintain company policies and procedures h. Engage and educate all new to CBV agents about the department and programs and participate in GBO i. Compile and distribute management reports, including Total Agent

Natalie Williams Concierge Service Operations Director Duties a. Ensure the smooth running of CU by providing agreed upon job definitions for each employee at CU b. Oversee the operations of Zillow Media Experts c. Oversee facilitation of Showcase d. Ensure agent requests, within the confines of the program, are promptly addressed e. Ensure proper invoicing of all costs to agents, offices and company f. Work to develop new products as requested g. Supply requested reports (invoicing, usage, etc.) to management, as requested h. Engage and educate all new to CBV agents about the department and programs and participate in GBO i. Audit the Showcase and ZMX account for accurate invoicing

DEPARTMENT MANAGEMENT

Michael Daugustinis Commercial Department Director Duties a. Provide excellent learning opportunities and team building exercises b. Promote company or CB sponsored programs and products to assist agents in growing their business c. Recruit new agents to the program d. Work on special projects as requested by Executive Management

Yessi Divovic Digital Marketing Specialist Duties 1.Promote CBV, VCF, and Total Agent internally and externally using email, social media, and digital advertising 2. Drive prospects to the CBV website and pass these leads on to the COO for distribution to the SMs 3.Lead the development of the website and brand launch for Total Agent 4.CBV/VCF Recruiting and retention, via social media 5.Provide corporate MOXI website assistance 6.Update and maintain all manager’s MOXI sites 7.Update and maintain CBVhomesearch.com management

NORTHEAST FLORIDA

CENTRAL FLORIDA

Kim Knapp Office Manager, Fleming Island and Oakleaf Kim Knapp has spent her entire career with Vanguard Realty, beginning in 2000. That year, Knapp was named "Rookie of the Year" and "Top Producer," selling $6 million in real estate. Over the course of her sales career, Knapp had consistently high sales volumes in excess of $30,000,000 annually, and was always the top producing sales agent west of the St. Johns River. She is known in the market for her professionalism, helpful, caring commitment to excellence.

As a founder of the Jacksonville REBar Camp, Knapp has been responsible for bringing top flight education to NEFAR and presently serves as president of the Jacksonville MLS, as well as on the Board of Directors for NEFAR. Her speaking career has led her to become one of the most requested speakers in the prestigious CRS program, speaking at numerous state conventions and the NAR National Convention. Kim serves the real estate community on state and national levels through the professional development committee.

Kim Knapp was installed as the 2026 President of the Northeast Florida Association of Realtors (NEFAR) in January 2026. She leads the association with a focus on integrity and stewardship, overseeing over 11,000 members.

Knapp is a firm believer the real estate community has a responsibility to be the voice of the home owner at the federal level. She does this by serving as an RPAC Presidents Circle Major Investor, and makes personal visits to legislators on the Hill in Washington, DC. Knapp also served on the Clay County Charter Review commission, volunteers at her church, and serves on various boards in the community.

Knapp's enthusiasm, common sense approach and systems orientation help the Fleming Island, Oakleaf and Keystone Heights agents achieve their sales.

MEET THE MANAGER

FLEMING ISLAND What was once a sleepy community with limited housing and residents is now one of Clay County’s shining jewels. Coldwell Banker Vanguard Fleming Island is truly representative of the growth this Jacksonville suburb has experienced over the last decade. Planned communities and waterfront (river, lake, creeks) properties are prevalent, as are excellent schools, shopping, and dining establishments. Our Fleming Island agents have extensive knowledge and experience of the growing area, and are also active members of the community, serving on nonprofit boards, volunteering for charitable events, and participating in community activities. If it’s Clay County you’re interested in, the Fleming Island office is the one you need.

4371 Highway 17, #101 Fleming Island, FL 32003 Office Manager: Kim Knapp Agent Count: 96

FLEMING ISLAND Home Prices Average Home Value: $438,000 range Median Sold Price: $400,000 – $435,000 range (recent 2026 sales trends)

Market insight: Market has slightly softened year-over-year Still a mid-to-upper price point for Northeast Florida Typical listings cluster around $440K–$460K

Community Profile Type of Area: Suburban / master-planned style community Predominantly owner-occupied single-family homes Known for golf course communities, waterfront access, and strong schools

Key Businesses & Economic Drivers HCA Florida Fleming Island Hospital – Major healthcare employer Publix Supermarket at Fleming Island – Primary grocery anchor Fleming Island and Eagle Harbor Golf Clubs – Lifestyle + recreation driver AMC Fleming Island 12 – Entertainment hub Orange Park Mall – Regional retail draw nearby NAS Jacksonville – Major employment/military influence

2025 Financials Income

Expenses

Commission

$11,360,548.84

Cost of Sales

$9,708,649.41

Gross Profit

$9,708,649.41

Total

$793,974.85

Operating Profit

$857,924.58

Other Income

$289,665.94

Other Expense

$900,942.38 Net Profit

$246,648.14

Leslie Johnson Office Manager, St. Johns Leslie Johnson comes to the St. Johns office with over 18 Years of residential real estate experience. She prides herself on the real estate accomplishments she has achieved working throughout Northeast Florida.

During her travels and long car rides she was proud to have forged lasting bonds with customers while assisting families during one of the largest events in their lives.

Moving to the Jacksonville area in 2002 from Fairfield, CT, Leslie brings over 20 years of Business Management and Development, Marketing, Leadership, and Training to the plate. Honing her skills by working for a custom home builder in Naples, Florida at the Audubon Golf and Country Club, then becoming Director of Retail and Corporate Sales for a multi-million-dollar mail order company, setting up retail stores throughout the country. Real estate was always intertwined and not far from her mind.

In 2004, Leslie began her real estate career with another Brokerage in NE Florida, then 6 years later joined Coldwell Banker Vanguard and never looked back. Her sales increased, her knowledge increased, and her passion grew. She is bringing 18 years of real estate experience to share with current and new agents.

Leslie is looking forward to continuing to grow the Coldwell Banker Vanguard culture and values in the St. John's office.

MEET THE MANAGER

ST. JOHNS The St. Johns area is one of the fastest-growing and most desirable residential corridors in Northeast Florida. Located just south of Jacksonville, it has transformed into a premier destination for relocation buyers, families, and luxury move-up clients seeking newer homes, strong schools, and a high quality of life. Located on County Road 210 in north St. John's County, Coldwell Banker Vanguard St. John's agents are established professionals who understand the dynamic growth in the area, from planned communities to new construction.

105 Nature Walk Parkway, Suite 110 St. Augustine, FL 32092 Office Manager: Leslie Johnson Agent Count: 47

ST. JOHNS HOME PRICES: Average Home Value: $520,000 – $525,000 range Median Sold Price: $500,000 – $515,000 range Market Insight: One of the highest-priced and fastest-growing counties in Northeast Florida Strong demand driven by top-rated schools and new construction Continued influx of relocation buyers (especially from out of state) Suburban / master-planned luxury growth corridor Mix of new construction communities, golf course neighborhoods, and gated luxury enclaves highly desirable for families and executive-level buyers Community Profile: Top-ranked St. Johns County School District (major driver) Strong appreciation trends historically High quality of life with newer infrastructure Key Businesses & Economic Drivers: St. Johns County School District – Primary demand driver Baptist Health – Healthcare employment Durbin Park – Major retail & dining hub Multiple Golf course commuinties Proximity to Jacksonville financial and logistics sectors

2025 Financials Income

Expenses

Commission

$3,815,179.39

Cost of Sales

$3,272,580.60

Gross Profit

$542,598.79

Total

$364,251.23

Operating Profit

$178,347.56

Other Income

$153,096.35

Other Expense

$482,396.56 Net Profit

$ (150,972.65)

David Israel Office Manager, Avondale David Israel is a Jacksonville native with extensive knowledge of Northeast Florida. He has spent his entire real estate career with Coldwell Banker Vanguard Realty, beginning in 2019, and takes great pride in growing within the Vanguard Realty family. Prior to real estate, David spent about a decade in the finance industry, where he earned a strong reputation for analytical thinking, organization, and delivering exceptional customer service.

With over six years of real estate experience, David is dedicated to supporting agents and customers alike through guidance, strategy, and relationship-building. His combined background in finance and real estate allows him to approach every situation with professionalism, attention to detail, and a genuine passion for helping others succeed. David values strong connections within the office and the community, always prioritizing service, communication, and collaboration in every interaction. In his free time, David enjoys being with family and friends, attending concerts, sporting events, and local festivals.

He also has a strong love for travel whether by road, air, or water and enjoys exploring destinations both across the country and around the world. More recently, David has developed a passion for podcasting as another creative outlet.

MEET THE MANAGER

AVONDALE A premier brokerage in a premier community! That’s Coldwell Banker Vanguard Realty Avondale. Located in the heart of the historic Avondale shopping district, our Avondale office is home to a collaborative group of established agents with deep expertise in Jacksonville’s most iconic neighborhoods. With a strong understanding of historic homes, architecture, and the unique character of Riverside and Avondale, our agents bring both knowledge and passion to every client experience. Stop by our office to discover the rich history of the area, explore its timeless homes, and connect with professionals who are proud to be part of a community shaped by remarkable residents and enduring charm.

3610 St. Johns Avenue Jacksonville, FL 32205 Office Manager: David Israel Agent count: 20

AVONDALE Home Prices: Average Home Value: $425,000 – $475,000 range (varies widely based on historic renovation level and proximity to river) Median Sold Price: $400,000 – $450,000 range Market Insight: Prices vary significantly due to historic homes vs. renovated luxury properties Market has softened slightly, with some homes selling below list price Strong demand remains for: Fully renovated historic homes Properties near St. Johns River Limited inventory keeps values relatively stable Community Profile: Historic urban neighborhood Walkable, mixed-use community Blend of bungalows, Tudor, Colonial, and riverfront estates

Key Businesses & Economic Drivers Jacksonville’s broader economy supports Avondale through: A diversified economy including finance, healthcare, logistics, and tech Major employers like: Fidelity National Financial CSX Corporation Saint Vincents Hospital Strong population and job growth supporting housing demand

2025 Financials Income

Expenses

Commission

$1,193,800.46

Cost of Sales

$996,485.05

Gross Profit

$1,973,145.41

Total

$138,813.46

Operating Profit

$58,501.95

Other Income

$55,037.55

Other Expense

$175,942.71 Net Profit

$ (62,403.21)

Alexandra Haralambakis Office Manager, Ponte Vedra Beach With over two decades of experience in luxury real estate sales, marketing, and leadership, Alex brings a deep passion for growth, coaching, and agent development to her role as Manager of Coldwell Banker Vanguard’s Ponte Vedra – Beaches office location.

Prior to joining Coldwell Banker, Alex spent the majority of her career with Sotheby’s International Realty, where she earned a reputation as a top producer and an intuitive sales strategist with a heart for mentorship. During her tenure, she led a highperforming team in the competitive Chicago market, seamlessly blending luxury market expertise with a consultative, people-first leadership style. Her track record includes multi-million-dollar sales portfolios, dynamic recruiting efforts, and spearheading agent retention initiatives all grounded in her commitment to relationship-driven growth. As a proud member of the Anywhere Real Estate Inc. network throughout her career, Alex sees her transition to Coldwell Banker as a natural evolution continuing to champion excellence within the same global family of real estate brands.

Alex is focused on cultivating a collaborative, high-energy environment where agents feel empowered to build their best business. Whether she’s coaching new talent or helping seasoned professionals hit new milestones, she thrives on unlocking potential and driving results with warmth, strategy, and a little sparkle along the way.

Outside of work, Alex enjoys life with her husband and two daughters. As a family, they embrace all things beach life and recently added tennis to their list of shared passions.

MEET THE MANAGER

PONTE VEDRA BEACH OFFICE Luxury is synonymous with the Beaches lifestyle—and at the Coldwell Banker Vanguard Beaches office, we deliver both at the highest level. Situated in one of Northeast Florida’s most sought-after coastal markets, our office specializes in representing exceptional properties that capture the essence of oceanfront living.

Whether you’re searching for a breathtaking oceanfront estate in one of Florida’s most prestigious zip codes, or a refined coastal retreat tucked within an exclusive gated community, our certified Coldwell Banker Global Luxury agents bring the expertise, discretion, and marketing power required to deliver results. From expansive waterfront residences to architecturally distinctive homes, we understand the nuances that define true luxury.

240 Ponte Vedra Park Drive, #100 Ponte Vedra Beach, FL 32082 Office Manager: Alexandra Haralambakis Agent count: 23

PONTE VEDRA Home Prices Average Home Value: $785,000 – $800,000 range Median Sold Price: $860,000 – $900,000 range Market Insight Market has shifted to a more balanced, strategic environment (not the frenzy of prior years) Homes are typically selling at 95% of list price, with most going under asking Days on market: 60–90 days, reflecting more thoughtful buyer decision-making Inventory has increased, creating more competition among listings Community Profile Coastal luxury / resort-style living Gated, golf course, and waterfront communities Mix of primary residences and second homes Key Business & Economic Drivers TPC Sawgrass / PGA Tour Headquarters Mayo Clinic (Jacksonville) Baptist Health System Ponte Vedra Inn & Club / Lodge & Club St. Johns Town Center (nearby)

2025 Financials Income

Expenses

Commission

$2,172,788.95

Cost of Sales

$1,881,361.93

Gross Profit

$291,427.02

Total

$508,876.96

Operating Profit

$ (217,449.94)

Other Income

$62,466.76

Other Expense

$198,314.48 Net Profit

$ (353,297.66)

David Willis Office Manager, Town Center/Nocatee David Willis is a proven Leader and Business Growth Strategist with more than 20 years of experience helping real estate professionals achieve breakthrough success. He is known for coaching, mentoring, and building environments where ambitious agents thrive.

As of September 29, 2025, David serves as Broker Manager for Coldwell Banker Vanguard’s Town Center and Nocatee offices in Florida. In this role, he focuses on equipping agents with the training, tools, and accountability needed to increase production, grow market share, and build sustainable careers. His hands-on leadership aligns agent development with overall business growth.

Previously, David led Keller Williams Innovate, overseeing seven South Carolina offices and more than 250 agents, driving 1,700 annual closings and $630 million in sales volume. He implemented coaching programs and training initiatives that delivered consistent double-digit productivity growth.

A former U.S. Marine, David brings a disciplined, mission-driven approach to leadership, supported by a Master of Arts in Legal Studies and a Bachelor’s degree in Business Management. David’s purpose is simple: to inspire, coach, and equip agents to achieve more than they thought possible while building high-performing, growth-driven offices.

MEET THE MANAGER

TOWN CENTER Coldwell Banker Vanguard Town Center is a dynamic and diverse office made up of experienced, compassionate professionals who truly understand the many layers and nuances of Northeast Florida’s real estate market. From the beaches to the suburbs to the urban core, our agents bring deep local knowledge and a client-first mindset to every transaction.

Strategically located in the heart of Jacksonville’s thriving Town Center corridor, our office is positioned at the intersection of lifestyle, convenience, and economic growth. This central location allows our agents to seamlessly serve buyers and sellers across multiple markets, including St. Johns, the Beaches, Southside, and surrounding communities.

7741 Point Meadows Drive, #101 Jacksonville, FL 32256 Office Manager: David Willis Agent count: 44

TOWN CENTER Home Prices Average Home Value: $350,000 – $420,000 range (varies widely by condos vs single-family) Median Sold Price: ~$300,000 – $375,000 range Market Insight Market has shifted toward a more balanced / buyer-influenced environment Prices have softened slightly in 2026, improving affordability Homes are taking longer to sell (60–70 days avg) Inventory has increased, giving buyers more choices and leverage Community Profile Urban / suburban hybrid High-density residential and mixed-use Condos, townhomes, apartments, and newer single-family communities Key Business & Economic Drivers St. Johns Town Center University of North Florida Deutsche Bank Florida Blue TECH

2025 Financials Income

Expenses

Commission

$2,538,393.63

Cost of Sales

$211,316.50

Gross Profit

$427,077.13

Total

$426,308.19

Operating Profit

$768.94

Other Income

$122,823.94

Other Expense

$433,798.58 Net Profit

$ (310,196.70)

RELOCATION DEPARTMENT

Jess Bookstore Manager Company Generated Business Director Internet Leads Program When it comes to relocation, Jess Bookstore knows all the right moves, and it’s easy to see why.

Jess started with the Coldwell Banker Relocation Department in 2005. Since then, she’s held every position in the department, giving her a depth and breadth of knowledge that’s virtually unmatched. She recently added to her already impressive skill set by earning her Florida real estate license. She loves working with her colleagues and other agents at CBV and it shows.

When Jess isn’t keeping the relocation department running like a well-oiled machine, she enjoys reading, hitting the beach, and cheering on the Jacksonville Jaguars and Georgia Bulldogs. She also takes any chance she gets to spend time with her son, a Mass Communications Specialist in the US Navy.

Duties 1. Oversee the smooth placement of relocation requests from parties seeking to use CBV/VCFs services 2. Oversee the smooth placement of relocation requests from CBV/VCF agents seeking to place referrals 3. Monitor the performance of agents in the program and ensure that CBV attains Platinum status annually and Dynamic Rotation success for each reporting period 4. Seek additional sources of incoming referrals/oversee Anywhere Leads program 5. Train CBV/VCF agents to coordinate with department requirements. Engage and educate all new to CBV agents about the department and program and participate in GBO 6. Meet budget 7. Create the Internet Leads Program (ILP) by assembling an ILP team of CBV agents 8. Develop the ILP by holding monthly Zoom meetings with participating agents 9. Bring new agents onto the team 10. Maintain the active roster 11. Monitor agent productivity and remove unsuccessful agents from the team 12. Meet production goals as established by management 13. Expand the program into other markets not presently serviced by CBV or VCF 14. Compile reports as required by management 15. Participate in company training as requested

2025 Financials Income

Commission

$259,109.87

Expenses

Total

$160,811.09

Operating Profit Other Income

$98,298.78 $15,157.69

Net Profit

$113,456.47

RENTAL - GURUS PROPERTY MANAGEMENT

Shelley Farmer Manager Rental Gurus, Vanguard Realty Inc Area Manager Rental Gurus, Vanguard Central Florida I’m a 9th generation Floridian originally from the St. Petersburg area. I moved to Northeast Florida in 2003 where I later received my Bachelor’s Degree from the University of North Florida. In 2009 I began my career in Property Management managing multifamily apartment communities. I managed communities as large as 300 homes, alongside a team of 7 employees. Throughout my career I opened several new construction communities, quickly getting them fully occupied.

I also facilitated several sales of apartment communities. I received Property Manager of the year award from both WRH Realty and the First Coast Apartment Association. Now in Real Estate full time, I truly enjoy working with my customers and all of their real estate needs.

My goals for my customers are to reduce stress during one of the most stressful times of their lives, limit their liability and do my best to protect their interests. My husband, Josh, and I have been together since 2005. We currently live in Fleming Island with our 2 beautiful boys, Liam, who loves to play t-ball, and Aidan, who is always right behind him.

Duties 1. Oversee the operations of the CBV RG program 2. Bring additional agents into the program 3. Meet annual agent and property goals 4. Work with others to enhance the Rental Gurus automated program 5. Oversee the operation of out of area RG operations 6. Assist in the installation of the RG program into additional markets 7. Work with the Ops Manager to ensure proper staffing 8. Engage and educate all new to CBV agents about the department and program and participate in GBO 9. Meet budget

2025 Financials Income

Expenses

Commission

$1,476,247.61

Cost of Sales

$837,295.60

Gross Profit

$638,952.01

Total

$425,230.56

Net Profit

$213,721.45

TRANSACTION MANAGEMENT

Emily Topoulos Transaction Coordinator Department Director Growing up in a military family as the daughter of a now-retired U.S. Navy sailor, Emily experienced life in many places before her family ultimately put down roots in Jacksonville, Florida, in 2010. That sense of transition and adaptability shaped her appreciation for what “home” truly means. Today, that meaning is centered around her own family: her husband, her son, and their fur babies.

Emily began her professional career in sales before transitioning into real estate in 2018. She joined Coldwell Banker Vanguard Realty as a Transaction Coordinator, where she built her expertise from the ground up. She is known for maintaining structure in fast-paced environments while ensuring each transaction progresses smoothly from start to finish.

Emily finds the most fulfillment in seeing a transaction come together and knowing she played a role in helping families reach an important milestone. Outside of work, she values time at home with her family, whether that means relaxing together or tending to her garden and making the most of the moments that matter most.

Duties 1. Provide an exemplary transaction management service, encompassing both pending sales and listings, for all CBV/VCF agents 2. Ensure the smooth running of the department 3. Enroll additional agents into the TM program 4. Assist in the development and adoption of TPP 5. Engage and educate all new to CBV agents about the department and program and participate in GBO 6. Meet budget

2025 Financials Income

Expenses

Service Fee

$99,300.51

Gross Profit

$99,300.51

Total

$117,667.53

Net Profit

$ (18,367.02)

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