Step-by-Step Guide to Selling Your Home in Dunes West (2025–2026 Edition)By Brandon Bott — Dunes West Realtor Since 2012
Selling a home in Dunes West is an opportunity — but even in a strong neighborhood, results are not automatic. Strategy, preparation, and timing can mean the difference between a good sale and a great one.
Here’s a step-by-step blueprint for selling in Dunes West.
Step 1: Get a Local, Section-Specific Valuation
Dunes West values vary by:
Section (Harbour vs Marsh Landing vs Heritage vs Richmond Cove, etc.)
Lot (water, marsh, golf, wooded, interior)
Upgrades and age
A generic online estimate won’t capture these nuances. You need a valuation that compares:
Your subsection
Your lot position
Your finishes and updates
Your square footage vs similar homes that actually sold
Step 2: Walk the Property with a “Buyer’s Eyes” Checklist
Before photos, showings, or pricing, walk the house like a picky buyer.
Look for:
Obvious paint touch-ups
Wood rot on trim/railings
Driveway, porch, and walkway cleanliness
Landscaping clean-up and mulch
Worn or stained carpet
Dated light fixtures
Small improvements here make a huge difference in first impressions.
Step 3: Decide What to Update vs Leave Alone
You don’t need to fully remodel to get top dollar.
High-ROI pre-list updates in Dunes West include:
Interior paint in light, neutral tones
Updated cabinet hardware
Replacing very old carpet
New light fixtures in key rooms
Pressure washing and fresh mulch
Skip big full-kitchen gut jobs right before selling unless you’re going ultra-luxury and the numbers really make sense.
Step 4: Stage for Lifestyle, Not Just Furniture
Dunes West buyers are buying a lifestyle:
Golf
Boating
Club life
Family and community
Your staging should show:
Comfortable living spaces
Outdoor seating and entertaining setups
Clean, organized closets and pantry
Minimal clutter and personal items
You want buyers to picture their life here, not yours.
Step 5: Professional Photos (and Often Video) Are Non-Negotiable
Your buyer’s first showing is online.
For Dunes West, that means:
Bright, wide-lens interior photos
Exterior angles that show the lot and curb appeal
Drone or elevated shots for water, marsh, golf, and wooded lots
Twilight photos for certain homes
Your marketing should match the quality of the neighborhood.
Step 6: Launch with the Right Pricing Strategy
For Dunes West, the most effective strategies tend to:
Price in line with the most recent strong comps
Avoid “testing the market” too high
Create urgency the first 7–10 days
A well-priced Dunes West home often attracts multiple serious buyers in a short window.
Step 7: Negotiate Beyond Just Price
Savvy Dunes West sellers don’t just think about:
Final number
They also weigh:
Financing type (cash vs financed)
Contingencies
Timeline flexibility
Repair requests
Appraisal risk
The best offer is the one that gives you the strongest combination of price, certainty, and timing.
Final Thoughts
Dunes West is a premium neighborhood — and your sale should reflect that. Thoughtful preparation and strategic marketing can easily add tens of thousands to your outcome.
Call or text me at 843-754-9737.
