Sell Smart.
Reuse the Benefit.
Entitlement restoration. Assumption strategy. Capital-gains rules built for military families. Same-day coordination when you're buying again. Handled by a licensed Florida realtor who's done every version of this transaction.
VA selling, by the numbers
The Sell Side. By the Numbers.
4–8 wks
Entitlement restoration
After standard payoff
0.5%
Assumption funding fee
When a buyer assumes your loan
$500K
Capital gains exclusion
Married filing jointly, primary residence
10 yrs
Military extension
IRC § 121(d)(9) suspension
$0.70
Doc stamp tax
Per $100 of FL deed value
30–45
Days to close
Greater Tampa Bay typical
Figures verified for 2026 against VA.gov, Florida DOR, IRS § 121, and Greater Tampa REALTORS data. See the full seller's guide for sourcing and edge cases.
Selling and buying at the same time
Sell in the morning. Buy in the afternoon.
The truck rolls between the two.
Move-ups for a growing family. Move-downs for retirement. Side moves for a new neighborhood. I've coordinated this kind of same-day sell-and-buy many times in Greater Tampa Bay — two closings, two lenders, two title agents, one moving truck, all on the same calendar square. Timing is the whole game, and getting the sequence right keeps you out of a temporary rental, double mortgages, or a storage unit in the gap.
What I do for VA sellers
Listing-Side. Both Angles Covered.
Pricing for VA-buyer reality
Most Greater Tampa Bay buyer offers come with VA financing. I price for VA-appraisal realism — not aspirational comps that come back short and tank the deal.
MPR pre-inspection
VA appraisers flag specific things: roof age, paint condition, drainage, pool fencing, HVAC. We address those before the listing goes live so they don't surface under contract.
Assumption marketing
If your existing rate is 200+ bps below market, a VA-assumable listing is a real asset. We market it deliberately to qualified VA buyers and walk through substitution of entitlement so your benefit comes back to you.
Concession strategy
Since the 2024 NAR settlement, commission is a negotiable line in the contract. I educate you on what reasonable concessions look like for your price band — being open to a fair negotiation tends to net more, not less.
Capital-gains coordination
If you've moved on PCS orders, the IRC § 121(d)(9) military extension can save you tens of thousands. I'll flag it for your CPA before closing — most general practitioners don't know it cold.
Aligned with the buyer side
I get on the phone with the buyer's agent, both lenders, and title from the moment we go under contract — keeping every party rowing in the same direction. Deals close cleaner when nobody's playing the deal against the other side.
Closing-day execution
Title selection, doc-stamp math, homestead portability, prorations, walk-through — kept on a single timeline so you close clean and walk out with what you should.
The Selling Playbook.
A four-phase strategy to get your home sold at the best price in the shortest time.
Strategic Pricing
Data-driven CMA on your neighborhood. Priced for VA-appraisal realism so the deal doesn't tank under contract.
Premium Marketing
Professional photo and video. MPR-aware prep. Positioned for both VA buyers and conventional offers.
Expert Negotiation
Multiple-offer scenarios planned ahead. Concession strategy and same-day timing locked when you're buying again.
Seamless Closing
Inspection, Tidewater readiness, title coordination, and entitlement substitution — all on a single timeline.
Every phase is detailed in the full Tampa VA seller's guide.
Start the conversation
Tell Me Where You Are. I'll Meet You There.
Whether you're ready to list next month or just trying to figure out what your home would do in this market, drop your details below. I respond personally, usually within a business day.
- No script, no scheduled drip campaign.
- Direct line to me, not a call center.
- CMA included if you want one.