Special offer

Case Study: SOLD 167 Starlight Ln., W. Hewett Rd., Santa Rosa Beach, FL

Real Estate Broker/Owner with Rulnick Realty, Inc.

JUST SOLD – 167 Starlight Ln., West Hewett Rd., Santa Rosa Beach FL 32459

Case Study:

The home at 167 Starlight Ln. was in excellent condition. Features included trendy décor, bamboo floors, upscale light fixtures, and substantial outdoor living areas.  The Florida room was 30 x 15, with wood ceilings, screens, shades, ceiling fans and an outdoor fireplace.

The price point was going to be attractive for Santa Rosa Beach, Florida, because the property was a manufactured home. That would place it on the more reasonable end of available offerings and likely contribute to a faster sale.

Marketing Challenges:

The property was located on a dirt portion of a road off West Hewett.  The lot for the subject property began just after the paved road ended.  It was red clay and in bad condition, with a few large pot holes you had to maneuver your car around. It was a mess.  I called Walton County and confirmed that the portion of the road where this property began was not county maintained.

I emphasized to the seller that the property would be more marketable, i.e. we could head off objections about the road, if it were smoothed out and the holes filled in. This was not an easy task, as my seller contacted numerous contractors and everyone was backed up. I researched what could be done and found out that Walton County has a “Pay to Grade” program offered by Public Works.  With “Pay to Grade”, a road that’s not county maintained can be graded for $50 per half-hour. The property owner had to supply the dirt.

This process of fixing the road took two months due to contractor delays, but only cost few hundred dollars. I feel the work probably reaped the seller an 8-10% higher sales price.

Comparable Sales: The best comparables were sales of about $250,000.  Given that those sales were a couple of months old, we were initially going to price around $289,000.  The delay in putting the home on the market to re-surface the dirt road was serendipitous, though, because prices had gone up further.  We listed for $299,000.

The property sold in one day with a cash, “as is” offer for $295,000.


It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

Parlo italiano.

Posted by

"It's Wendy... It's Sold!"

Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.

Call Wendy Rulnick 1-850-259-0422

email itswendy@rulnickrealty.com

www.rulnickrealty.com property searches and community info

Wendy Rulnick helps real estate buyers and sellers on the Emerald Coast of Florida.

Rulnick Realty


George Souto
George Souto NMLS #65149 - Middletown, CT
Your Connecticut Mortgage Expert

Wendy Rulnick congratulations on the sale of this beautiful home, and I hope it is a quick smooth closing.

Sep 11, 2021 03:28 PM
Wendy Rulnick

George Souto Thank you much! It was smooth and just closed on Friday!

Sep 12, 2021 06:39 AM
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

Hi Wendy,  Congratulations on the sale of this beautiful home.  Your hard work has paid off in happy buyers and sellers. 

Sep 11, 2021 03:46 PM
Wendy Rulnick

Bob Crane Thank you kindly! I appreciate that!

Sep 12, 2021 06:39 AM
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy



Congratulations on selling this lovely home.  I am very happy the owners listened to you.  Wishing you many more sales.  A



Sep 11, 2021 03:55 PM
Wendy Rulnick

Ron and Alexandra Seigel I am happy they listened, too!! Thank you very much for the wishes!

Sep 12, 2021 06:40 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Wendy, always nice to look back on what worked and why it worked when it sells.  Congratulations!

Sep 11, 2021 06:34 PM
Wendy Rulnick

Joan Cox I agree. Sometimes things are glossed over, but we know "stuff" happens! Thanks!

Sep 12, 2021 06:40 AM
James Dray
Fathom Realty - Bentonville, AR

Morning Wendy.

That few hundred dollars sure made your seller a nice return on their money spent, good job young lady

Sep 12, 2021 12:45 AM
Wendy Rulnick

James Dray I think so. Better to head them off at the pass :)!!

Sep 12, 2021 06:41 AM
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

Hello Wendy - your smart thinking took in your knowledge of buyers in the local area and immediately addressed possible concerns and the way to best address them.  Congratulations to you and your savvy clients who listened.  

Sep 12, 2021 12:55 AM
Wendy Rulnick

Michael Jacobs Thank you for "getting it"!  And the compliment!

Sep 12, 2021 06:42 AM
Richard Weeks
Dallas, TX
REALTOR®, Broker

Congratulations on your recent sale.  Nice house and nice job with your presentation.

Sep 12, 2021 02:39 AM
Wendy Rulnick

Hi Richard Weeks !  Thank you so much!

Sep 12, 2021 06:42 AM
Wayne Martin
Wayne M Martin - Oswego, IL
Real Estate Broker - Retired

Good morning Wendy. Congrats to you, the seller and the lucky new owner. Enjoy your day 

Sep 12, 2021 05:04 AM
Wendy Rulnick

Wayne Martin Thanks a million! You, too!

Sep 12, 2021 06:43 AM
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

Congrats on another nice sale!  You marketed the property so well and it is apparent that you always go above and beyond for your clients!

Sep 12, 2021 05:39 AM
Wendy Rulnick

Brian England You are so sweet!! Thank you!

Sep 12, 2021 06:43 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Wendy and congrats on a fast cash offer sales on this one.  Your clients have to be very happy with you.


Sep 12, 2021 08:22 AM
Wendy Rulnick

Will Hamm they said they were happy. Thank you  very much!

Sep 12, 2021 09:16 AM
Roy Kelley
Retired - Gaithersburg, MD

This is good information to share. Congratulations on another successful transaction.

Sep 12, 2021 09:43 AM
Wendy Rulnick

Roy Kelley 

Sep 12, 2021 11:12 AM
Patricia Feager, ABR,CRS,GRI,MRP
Selling Homes Changing Lives

Wendy Rulnick - When it comes to real estate sales, you're like a good book with happy endings. Your next house sold is always right around the corner!

Sep 12, 2021 01:48 PM
Wendy Rulnick

Patricia Feager, MBA, CRS, GRI,MRP I like your analogy! Thank you

Sep 12, 2021 03:23 PM
Patricia Feager, ABR,CRS,GRI,MRP

Wendy Rulnick - you're welcome. Keep posting!

Sep 12, 2021 04:51 PM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Wendy, SOLD is always a good word, and congratulations on a great job!

Sep 13, 2021 06:18 AM
Tanya Van Blake-Coleman
Van Blake-Coleman Realty, St. Thomas/www.talk-to-Tanya.com - St Thomas, VI
Improving the Quality of Your Life

Congrats on your recent sale! Good luck keeping the momentum going.

Sep 13, 2021 11:25 AM