Selling Your Home or Land in Northeast Florida
The same promise, applied to selling: I always get an answer.
Aliea Veon is a Broker Associate with Betros Realty who sells homes, acreage, land and waterfront property in Clay, Duval, St. Johns, Putnam and Baker counties. She personally pulls the comparable sales for every home value request and delivers the number within one business day. Her closings range from $6,500 to a $5.4 million land sale. Call or text 904-438-4928.
Why sellers call me
Selling a home, especially land, acreage, or anything with a lot line worth arguing about, comes with questions most agents can't answer on the spot. What's it really worth? What will the well or septic inspection turn up? What does the flood zone or the zoning mean for your buyer pool?
I go find out, so you're not guessing and your buyer isn't either.
I'm direct about pricing. I'd rather tell you the truth than tell you what you want to hear.
How I price your home
Not an algorithm. I pull the actual sales near you and run the numbers myself. Online estimates don't know your lot, your outbuildings, your updates or how you get to the property. On anything with land they're usually the furthest off.
You get the number within one business day, and I'll walk you through exactly how I got there. No charge, no obligation to list with me.
What I handle before a buyer asks
The deals that fall apart rarely fall apart over price. They fall apart over something nobody checked. I get these answered before we list:
- Survey and lot lines. Find the survey, and make sure the fence and driveway match it.
- Well and septic. Records, permits and service history in one place.
- Permits. Barns, shops, pools, additions: anything a buyer's lender or insurer will ask about.
- Flood disclosure. Florida requires a written flood disclosure at or before contract. We fill it out correctly together.
- Insurance readiness. On older homes, a pre-listing 4-point and wind mitigation report shows buyers what their insurance will look like before they make an offer.
- HOA or CDD paperwork. Estoppel letters and assessments ordered early so closing isn't delayed.
How selling with me works
- Home value. I pull the comps myself and send your number within one business day.
- Walk-through. I see the property, the land and the outbuildings, and tell you what's worth fixing and what isn't.
- The short list. Survey, septic records, permits, the repairs an inspector will find anyway.
- Price it. Based on what comparable properties actually sold for, not what you hope.
- List and market. Professional photos, the MLS, and the details land and waterfront buyers search for.
- Negotiate. Price, repairs, credits and timeline.
- Close. I track every deadline until you're paid.
What it costs to sell in Florida
| Cost | How it's set | Who usually pays here |
|---|---|---|
| Documentary stamp tax on the deed | $0.70 per $100 of the sale price ($3,500 on a $500,000 sale), set by state law | Seller |
| Owner's title insurance | Rate set by the state, the same at every title company | Seller, by custom in Clay, Duval and St. Johns. Negotiable in the contract. |
| Real estate commission | Negotiable, set in your listing agreement. Whether you offer anything to the buyer's agent is your choice. | Seller |
| Property taxes and HOA/CDD dues | Prorated to the day of closing | Split by days owned |
| Mortgage payoff and any liens | Your balance | Seller |
| Recording, estoppel and small fees | Usually a few hundred dollars | Varies |
I'll put an estimated net sheet in front of you before you list, so you know what you walk away with.
Proof
66
Closed sales · $27M total volume · $409.6K average sale (Homes.com, prior 5 years)
14
Sales in the last 12 months (Zillow profile, Oct 2026)
Notable closings: $5.4M land sale, Greenville, FL · $850K, Keystone Heights · $595K, Ingleside Ave, Riverside
What clients say
5.0 on Zillow
"She managed a successful sale through the difficulties and restrictions that COVID 19 presented to the process. She navigated several different offers to assure the best profits and success of the sale."
"Very knowledgeable and patient."
What I sell
Homes · acreage and land · St. Johns River waterfront · new construction resale · commercial · and, when that's part of the story, divorce, probate and distressed sales. Those need patience and clear communication with everyone involved. I handle them quietly.
Seller questions, answered
What's my home worth?
What comparable homes near you actually sold for, adjusted for your lot, updates and outbuildings. Request a home value and I'll pull the comps myself and send your number within one business day.
How much does it cost to sell a house in Florida?
The fixed costs are documentary stamp tax on the deed at $0.70 per $100 of the price, the owner's title insurance policy, and small recording fees. Then commission, which is negotiable, plus prorated taxes and dues and your mortgage payoff. I'll give you a net sheet before you list.
Who pays for title insurance in Clay, Duval and St. Johns counties?
By local custom, the seller pays for the owner's title policy and chooses the title company. It's a custom, not a law, so it can be negotiated in the contract. The buyer pays for the lender's policy.
What commission do you charge?
It's negotiable and depends on the property and the services you want. Since August 2024, what you pay your listing agent and what, if anything, you offer a buyer's agent are separate decisions. I'll lay out the options in writing.
What do I have to disclose when I sell in Florida?
Any known fact that materially affects the value and isn't readily observable to a buyer. You must also give the buyer a written flood disclosure at or before contract, covering known flood damage during your ownership, flood insurance claims and flood assistance received. Homes built before 1978 need the federal lead-based paint disclosure. When in doubt, disclose. If you have a legal question, ask a real estate attorney.
Should I make repairs before I list?
Fix what a buyer's inspector or insurer will find anyway: roof, HVAC service, plumbing leaks, safety items. Skip finishes that won't come back to you. I'll tell you honestly which is which on the walk-through.
How long will it take to sell?
It depends on price, condition and the type of property. Your home value report includes how long comparable properties actually took to sell, so you're planning on real numbers.
Will I owe capital gains tax?
Florida has no state income tax. Federally, if it's been your primary residence for 2 of the last 5 years, you can generally exclude up to $250,000 of gain, or $500,000 if married filing jointly. Confirm your situation with your CPA. I'm not a tax advisor.
What happens to my homestead when I sell?
The exemption and Save Our Homes cap don't transfer to the buyer. If you buy another Florida home as your residence, you can port up to $500,000 of your Save Our Homes savings to it. Apply when you file homestead on the new home, by March 1.
Can you sell acreage, land or waterfront?
Yes. That's where I started. I sell based on what actually moves the price on land: usable acres versus wet, road frontage and access, permitted outbuildings, well and septic, and zoning.
Should I sell now or wait?
That's personal math, not market timing. I'll show you what's selling near you, for how much, and how fast. Then you decide. I won't push either way.
Find out what your place is actually worth.
I'll get you an answer.
Trusted Guidance, One Move at a Time.