TAILORED ADVICE. DATA DRIVEN.
Nowhere but here.
Rob’s entire professional career has been embedded in real estate, as a real estate attorney, developer and REALTOR®
Rob retired in 2007 and established a home in Venice, Florida. While he loved his community, he found retirement was not for him. He missed the rhythm of work and began looking for opportunities that would complement his experience in a fulfilling and productive manner.
In 2011, Rob joined Michael Saunders & Company, drawn to its iconic brand, prolific success, local dominance, global reach, commitment to community and industry-wide integrity.
“Res ipsa loquitor” … the thing (results) speaks for itself.
Michael Saunders & Company is the longtime leader in the local market. Rob is ranked in the Top 1.5% of all REALTORS® nationwide and consistently the #1 REALTOR® in production at Michael Saunders & Company, Venice. Their powerful partnership has exceeded expectations. With deep community roots, widespread brand awareness and a large footprint, you can depend on them to guide you home. As dedicated partners striving for a shared goal, the ultimate beneficiary of this collaboration is you.
Why choose Rob … for the distinctive qualities and devotion to his work product
n Highest price, best terms and in the shortest amount of time
n A lifetime of drafting and negotiating contracts
n The wisdom of an over-all marketing plan, global in scope
n Full exposure on internet and social media sites
n Staging which is fresh and on-trend
n Exceptional photography and videography for maximum multi-media exposure
n Coordination of all third-party service providers from contract to closing
n Ease of communication: Rob is available to you personally, by cell phone at 941.400.2756, from listing to closing.
n You get Rob full-time, all the time. All communication is through him directly.
Rob is dedicated to his Family, Community and a Life of Purpose – to do good and be good.
Rob was instrumental in negotiating the purchase of 4¼ acres of prime real estate on Jacaranda Boulevard in Venice for the Chabad Center for Jewish Life. He and his wife, Luisa, chair its Building Campaign and Legacy Fund. Rob and Luisa are also deeply committed to Safe Place and Rape Crisis Center (“SPARCC”) in Sarasota County, where Luisa serves on its Board of Directors. A portion of every one of Rob’s sales is donated to the MSC Foundation, which provides grants to local nonprofit organizations.
“I take immense pride in being part of a company that not only excels in the real estate industry but is committed to giving back to the communities we serve through the MSC Foundation. Since its creation in 2011, the Foundation has awarded more than $1.2 million in grants to 260-plus nonprofit organizations in the tri-county area that improve lives by offering shelter, sustenance, education and a path to self-sufficiency. These grants are made possible through the generosity of agents like me, who choose to contribute portions of their real estate commissions, as well as employees who participate in voluntary payroll deductions.” -Rob
Enriching the neighborhoods in which we live and work is an integral part of how we do business.
Together, we make a meaningful difference in our community.
Rob believes the wisdom of an overall strategic concept leads to clarity of thought and action, paving the way for agreement and success. As a lawyer, Rob’s practice was to establish the facts first, then apply the law to the facts to determine the probability of an outcome. Similarly, as your REALTOR®, Rob will first establish the facts, based on statistical data of the market, moving from the general market to the specifics of your community. Amongst other data points, Rob will analyze and review inventory levels, days on the market, sold-to-list price ratios, low/ median/high prices of comparable active and sold homes. Then, collaboratively, with critical attention to the details and features of your home, the right price and positioning will be achieved.
Rob has conducted or supervised over 25,000 real estate transactions, negotiating contracts, addressing any financing, inspection, appraisal or title issues to reach a successful closing.
n Rob will negotiate and reduce to writing every offer.
n Rob will personally present each offer to you, outlining terms and conditions, then strategize with you on the appropriate and best response and/or counteroffer.
n Should you receive multiple offers, Rob will guide you through the process.
n Once agreed-upon terms are accepted, you will receive a Sale & Purchase Contract, including all addenda, disclosures, and community governing documents.
n Rob will be your trusted advisor every step along the way, from sale to closing, navigating any financing, inspection, title and performance issues, if any.
537SpinnakerLane SOLDfor$2,225,000
550WFlamingoDrive#306 SOLDfor$1,400,000
832TropezLane
1275TuscanyBoulevard SOLDfor$876,500
504VeneziaParkway SOLD
245PortofinoDrive SOLDfor$1,375,000
1077TuscanyBoulevard SOLD
316WBayRoad SOLD
950ChickadeeDrive SOLDfor$875,000
157TampaAvenueE,#708 SOLDfor$790,000
201TheEsplanade1/2-acre+beachfrontlot SOLDfor$2,500,000
“After a number of transactions, I call upon Robert regularly with all sorts of requests. He deals with them all, even though there is no likelihood that they will produce revenue for him. He is not overbearing and never pushes me. He gives wise counsel, but it is never self-serving. I am confident he is the best agent I can have. Additionally, when you have Robert on your team, you get an exceptional bonus: his wife, Luisa, who has helped me in many ways.”
– Mike Otis (Attorney)
“Robert was the seller’s agent in our purchase. His commitment to not only his clients’ concerns but to both of us is what made this an enjoyable experience. We did not know Robert until we met at our original walk-through, but based on our experience, he will be the only REALTOR® that we will ever use in the future. Never have we dealt with someone who truly cared about making the experience enjoyable for both the buyer and the seller. We would strongly recommend Robert to anyone and everyone. 10+ out of 10 rating from us. Thank you, sir.” – Roger & Lisa Wollaston
“I have been a real estate investor for 40 years, and when we moved to Florida to shop for our personal residence, we met a lot of REALTORS® at various open houses. Then we met Robert. His frank and honest demeanor was a breath of fresh air. He is the most thorough and organized REALTOR® I have met in all my years. At first, we were concerned that his professional manner indicated that he was not interested in our search...but were we wrong! He sized us up perfectly and led us to properties that he felt we would be interested in purchasing, and he was spot on. During the negotiation process, he led us through the legal and process differences we encountered buying in Florida. He communicated to us, and to the seller every step of the way. We would recommend Robert, without reservation, to anyone wishing to sell or buy a home.” – Kathleen S.
“Rob and his wife, Luisa, were fantastic. They made the home-selling process so very easy for us, helping every step of the way. They also helped coordinate with vendors to get the house ready for sale. The house was only on the market 24 hours and we received three offers. We feel this was directly due to their attention on our home. We are very grateful for all their efforts. We would recommend them to anyone selling their home.”
– Marilyn Koik/Suzy Meism
“Robert led us like we were a team of four and he was the project manager. His incredible wife, Luisa, was the fourth team member. Peter and I received the benefit of Robert’s experience, wisdom and empathy, and we learned a lot. We’ve both bought and sold dozens of homes – never before with a consummate professional as Robert is. He’s one of a kind and we are deeply grateful.” – Margie Farber & Peter Sykes
“Expert guidance, unsurpassed experience, integrity, supreme competence and diligence; I don’t know what more you could ask for in a REALTOR®. Robert Goldman brings all of these qualities to the table and then some. Simply put, he is the best of the best.”
– James Keim (Attorney)
We know that when it comes to communicating about something as important as your home, consistent and open dialogue is invaluable.
We listen, share and keep in contact throughout every step of the selling process and maintain our relationship well beyond the closing table. We take our role as your partner seriously, which means the sale of your home is simply a milestone in our long-term relationship.
We are always just a call or email away.
n Regular updates of online and offline marketing activity.
n A copy of the listing agreement for your records.
n Feedback on showings based on your chosen communication channel and frequency.
n Detailed reports on local, regional, national and international market trends.
n Analytics specific to your property.
n Ongoing communication post-sale for any information or questions you may have.
Unprecedented times call for flexibility and a professional who can operate remotely while providing the same level of exceptional service. No matter where you need to conduct your real estate sale or purchase, Rob is ready with a suite of digital tools and a lifetime of experience.
Virtual tours of neighborhoods and homes | Facetime showings and inspections | Video conferencing | Secure electronic document signing | Facebook and Instagram social marketing.
We are constantly re-evaluating the positioning of your home in the market. We stay “in the know,” and you stay “in the loop.”
Through his partnership with Michael Saunders & Company, Rob’s marketing plan includes the following:
LISTING SYNDICATION
Listing visibility on nearly 2,000 websites, including Michael Saunders & Company, The New York Times, Trulia and Google.
ONLINE PRESENCE
Inclusion in the Multiple Listing Service (MLS), accessible to over 8,500 local and regional agents.
Monthly emailed marketing reports showing your home’s performance, including e-blasts, showings and web visitor statistics.
EXPOSURE IS EVERYTHING
Professional interior, exterior and aerial photography.
Eblast distribution to all agents in the Venice, Sarasota and Manatee REALTOR® Boards.
Featured on an Agent Caravan, an open house for the company’s agents.
SOCIAL MEDIA
Regular property postings on Facebook and Instagram.
Rotating showcase in the company’s display ad in the Sarasota Herald-Tribune Sunday real estate section and The Sun Newspapers, including the Venice Gondolier.
Just Listed postcard sent to an extensive database of potential buyers.
Support from in-house marketing team, listing and closing coordinators, and IT staff throughout the marketing process.
Dedicated call center, staffed by professionals seven days a week, to assist agents in scheduling showings.
Guidance from Rob throughout the entire listing process.
MAXIMIZE YOUR POTENTIAL
An effective home-staging plan to showcase its best features to potential buyers.
Valuable advice on optimizing showings.
Expert presentation highlighting Suncoast living experience for potential buyers.
The Rob Report is Rob’s monthly commentary on home sales in Sarasota County. It provides a real-time, data based look at the market, including his forecasts.
SCAN QR CODE OR CALL 941.400.2756 IF YOU WANT TO RECEIVE MONTHLY EMAILS OF THE ROB REPORT
941.400.2756
Follow the trends, take comfort in the data and make an informed decision. That is the reason I write these commentaries.
As mortgage interest rates go, so goes inventory. Inventory increases as rates climb. As rates fall, inventory shrinks.
Volatility in interest rates creates economic uncertainty. It has a cooling effect on the housing market. Buyers are more sensitive to volatile changes in interest rates than the actual rate. When rates stabilize, consumers adapt to the new normal, bringing more buyers off the sidelines.
In October 2022 in Sarasota County, 420 existing single-family homes sold. Then rates jumped (emphasis on “jumped”) to 7.08%. Over the next 3 months, sales dropped to a 3-month average of 340 sold homes. In February 2023, rates settled into the mid to upper 6% range. Buyers acclimated to the new normal. Sales accelerated. On average, 620 homes sold from March to July 2023. Until August, when rates jumped again, to over 7%, climbing
to 8% by the end of October. The volatility had a chilling effect. Sales fell back to 406 sold homes. As I write this, rates have subsided to 7.4%.
What’s remarkable is not that higher interest rates hampered sales, but that prices have held up, down a mere 5% from the 40%-plus 2022 highs. In October, the median sold price of existing single-family homes was $511,000, 1% less than September 2023 and 4.3% less than October 2022.
If recent history is indicative of future activity, and if 2024 interest rates hover within a 6% range, there will be more sales and modest price appreciation. If interest rates hover in the low to mid 7% range, the number of sales will slow and prices will be stable. If interest rates head toward 9%, sales and prices will see a precipitous drop.
It is noteworthy that in the face of higher interest rates and geopolitical/economic uncertainty, prices of existing single-family homes in Sarasota County have fallen only in the single digits.
If your home is for sale or you are considering selling, ensure your expectations align with current market conditions. Adjust your expectations now, with the certitude of a profit, and you may avoid a bigger haircut later.
The inventory of homes for sale is surging. In February there were 80% more homes for sale than six (6) months ago; 2,509 homes for sale in February 2024, up from 1,391 in August 2023. However, while inventory is surging, sales have fallen 12.5%; 456 sold homes in February 2024, down from 521 in August 2023.
Sellers have had a 3-year run of high expectations and double-digit price growth. But it has run its course. It is now a balanced market, tilting to a slight buyer’s advantage.
It generally takes a few months for the surge in inventory and fall in sales to show up in sold prices. The challenge is that far too many sellers’ expectations are
out of step with current market conditions. They’ve been spoiled by out-sized returns. I call this the “expectations become future resentment” effect.
Case in point: List prices continue to climb while sold prices decline. Last month, the median list price was $595,000, up 2.6% from August 2023, when it was $580,000. Whereas the median sold price was down 2.5 % in February 2024 at $506,000 from an August 2023 high of $519,000. That is a 5% spread between sellers’ expectations and current market value. It is the difference between “sold” and “not sold.”
The inflated expectation as to sellers’ perceived value of their home’s worth and current market value is a primary driver for inventory increasing, fewer sales, days on the market rising to three (3) months, and 50% of all homes having price reductions.
I am regularly asked, how’s the market? That’s easy. The market is always open. The real question: Is your home “in the market” or “off the market,” “for sale” or “for show?” As I have stated on these pages in the past, and it bears repeating: Price your home where the market is, not where you want it to be.
• Price Increases. 1%.
• MoreHomesforSale.Up39.4%fromlastyear.
• DaysonMarketIncreasing.Up25%fromlastyear.
PUBLISHED JANUARY 18, 2024 THE TIMES THEY ARE A-CHANGIN’ BOB DYLAN, 1964 youInterestratesdriveinventoryandhomevalues.If expectationsneedtosellinthismarket,youmustalignyour withcurrentmarketconditions.Goneare marketthedaysofmultipleoffers.Expectmoredaysonthe andbuyersinthedriver’sseat. fromIt’sbeenagreatrun,butrealestateiscyclical.Theshift aseller’smarkettoabalancedmarketisinplace, sale,withadecidedbuyer’sadvantageofmorehomesfor Sarasotapricecutsandlongerdaysonthemarket. Countysingle-familyhomesales. Asofthe •closeoftheyear,herearethefacts: PriceReductions.44%.(30%isthehistoricalnorm).
• MedianPriceofNewListings.$569,000.
• MedianListPrice(newandpriceadjustedlistings). $539,900.Down5.2%.
•medianMedianSoldPrice.$520,000.Down8.6%from adjustedpriceofnewlistings;down3.7%from listpricing.
WhenAsratesgohigher,inventoryincreases,priceslower. ratesgolower,inventorydecreases,prices rise.InDecember,theFederalReserve’sguidancewas Therestrictive,pencilinginthree.25%ratecutsfortheyear. Fed’sconcernisunemploymentremainsstubbornlylow.Ifitcutsratestooaggressively,itfearsstoking inflation. Currently,theaverage30-yearmortgageis6.60%.If buyersmortgageratesclimbbackto7%orhigher,itwillpush tothesidelines,inventorywillgrow,prices willfall.Ifratesfallunder6%,itwillacceleratebuyer Onedemand,reducinginventoryandraisingprices. prices,thingiscertain.Thedaysofravenouslyhigher multipleoffersandsalesoverlistpricearegone. wantPriceyourhomewherethemarketis,notwhereyou marketittobe.Andknowthis,notwithstandingrecent corrections,yourhomehaslikelyappreciated returnatleast35%sinceFebruary2020,pre-COVID–afine byanyreasonablemeasure.
Three days prior to closing you will receive estimate of settlement costs from closing company. Prepare for Closing
We will resolve any remaining contingencies and inspection issues. A title search will be conducted and a walk through will take place.
CLOSING DAY
First we will clarify your needs, review the selling process, and review the unique value of your home.
Price Evaluation Discussion
We will begin with a detailed assessment of your home, local market and competitive properties.
We bring the story of your property to life by preparing it to show in its best light.
Photography Session
We will schedule a professional photography session to capture the lifestyle of your home.
and negotiate on your behalf.
We’ve made a pretty big deal about being local. It’s something we’re proud of and a position that gives our sellers an advantage. But make no mistake, our presence is felt around the globe.
Since our company’s inception, we’ve garnered international attention from those seeking property on our beautiful Gulf Coast. The desire for worldwide buyers to seek Florida coastal properties has never waned.
With almost 50 years of experience as an independent brokerage, we have the flexibility to handselect premium international brokerage partners renowned for their ability to connect buyers and sellers. Our international partners and full-service Relocation Division help navigate every step of the process along the way.
Meaningful introductions are made through our affiliates every five minutes. Our alliances with leading brokerages bring exceptional results.
Being independently owned allows us to promote the properties within our three counties on the national and international stage.
Gail Pineault
Listing Coordinator
Andra Ragbir Sales Coordinator
For over 10 years, Gail and Andra have been an integral part of Rob’s superior service and dedication to all of his clients and customers.
Chanté Blough Chief Marketing Officer
Beth Ward Marketer
Kayla Fleeman Brand Manager
Madison Wynns Marketer
Cindy Zagorski
Traffic Coordinator
Allison Purcell Copywriter
Tracee McEwen
Graphic Designer
Kari Swartz
Graphic Designer
Emily Valdes Marketer
Jill Anderson Marketer
The practice of real estate has become a visual and written artform. Buyers and Sellers begin their search for homes and/or representation via the internet and social media. A successful sale begins with exceptional photography, compelling and vibrant verbiage, and key words and phrasing for maximum digital, electronic and print media attraction. A professional agent profile and world-class marketing is critical in choosing a REALTOR®
Rob, his Sales and Marketing Teams ensure a successful outcome every time, all the time.
941.400.2756
robertgoldman@michaelsaunders.com
robertgoldman.michaelsaunders.com
michaelsaunders.com
