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Micro-market pricing
Bay Hill, Phillips Landing, Vizcaya, Orange Tree and Sand Lake Hills can attract different buyers and should not share one undifferentiated comparable set.
Eaton Real Estate Company gives Dr. Phillips homeowners three ways to sell: 1% full-service broker representation or a $99 MLS Basic or $499 FSBO Plus option for experienced sellers who prefer to manage more of the sale themselves.
No payment and no obligation to compare. Choose 1%, $499 FSBO Plus or “Not Sure Yet.”
In Dr. Phillips, the buyer comparison can change by gate, lake, golf frontage, subdivision, HOA, age, renovation level and property type.
Bay Hill, Phillips Landing, Vizcaya, Orange Tree and Sand Lake Hills can attract different buyers and should not share one undifferentiated comparable set.
Water frontage, lake view, dock or boating access, golf frontage and lot orientation can materially affect how buyers compare otherwise similar homes.
Higher-end buyers still ask about roof, systems, renovations, HOA restrictions, insurance-related facts and condition. Strong presentation should make those details easier to evaluate.
Orange County describes Dr. Phillips as a major southwest Orange County residential community tied historically to citrus land, Bay Hill, the Butler Chain of Lakes and Sand Lake Road.
Bay Hill and the west side of Dr. Phillips attract buyers comparing golf-community position, lake access, lot size, renovation quality and proximity to the Butler Chain. Lake or golf frontage should be described precisely instead of folded into a general luxury premium.
Phillips Landing is a guard-gated community along Lake Serene, Big Sand Lake and Little Sand Lake. Sellers should organize gate and HOA information, dock or water-access details when applicable, lot orientation, pool, condition and community-specific comparable sales.
Vizcaya includes single-family homes, townhomes and condominium residences around Big Sand Lake, Little Sand Lake and Lake Serene. Sellers may need to compare both the residence and the association: fees, assessments, parking, amenities, gate access, lake view and property type all matter.
Established communities can compete on lot, renovation level, roof and systems, pool, golf position where applicable, association rules and the difference between original-condition and substantially updated homes.
Newer and upscale Dr. Phillips resales can be sensitive to builder, age, architectural finish, lot, pool, upgrades, HOA structure and current competing inventory. Sellers should price the actual resale set rather than a broad 32819 average.
The Sand Lake Road core includes primary residences, gated communities, condos and townhomes close to Restaurant Row and major Orlando employment and entertainment corridors. Association costs, parking, access, traffic position, floor plan and community amenities can shape buyer comparisons.
That makes the subdivision, parcel, HOA and county records especially important when a listing uses an Orlando mailing address.
Broader Orlando seller coverage for city neighborhoods outside the Dr. Phillips specialty market.
Open Orlando →Second homes, vacation property and resort-community seller guidance closer to the attractions.
Open Disney Area →Village-level seller guidance for Celebration houses, townhomes and condos.
Open Celebration →Lot, architecture, renovation quality, pool, outdoor living, roof, systems and micro-location can matter more than a broad price-per-square-foot average.
Actual frontage, view, dock or boating access, shoreline, elevation and orientation should be documented accurately for the specific property.
Golf position, gate structure, HOA documents, dues, restrictions, lot, renovation level and community-specific sales can shape buyer expectations.
Association fees, assessments, parking, storage, amenities, rental restrictions, gate access and unit position can be as important as the interior.
Florida + Texas · One family brokerage
Choose how much of the sale you want to handle. The two flat-fee plans are seller-managed. With 1% Full Service, Eaton represents you through closing.
MLS Basic
$99flat fee
For confident DIY sellers who mainly need MLS exposure.
You price, show, negotiate and manage the sale. No CMA, pricing guidance or representation.
Pay after signing, before MLS preparation.
Choose $99 MLS BasicSee plan detailsFSBO Plus
$499flat fee
For DIY sellers who want more flexibility and support.
You still manage the sale. No CMA, pricing guidance, negotiation or contract-to-close management.
Pay after live-listing review, per your agreement.
Choose $499 FSBO PlusSee plan detailsFull Service
1%listing-side fee
For sellers who want Eaton to represent them through closing.
Eaton represents you and helps manage the sale. Cancel for $0, subject to your signed agreement.
Paid at closing only if your property sells.
Choose 1% Full ServiceSee plan detailsBuyer-agent compensation, if offered, is separate, negotiable and chosen by the seller. Services, compensation and brokerage obligations are governed by the applicable signed agreement.
This illustration compares a hypothetical 3% listing-side fee with Eaton's 1% listing-side fee.
Illustration only. All commissions are negotiable. Buyer-agent compensation, closing costs, concessions, repairs, taxes, title charges and other transaction expenses are separate.
A polished listing works better when the underlying property information is equally organized.
Organize material updates, roof, HVAC, plumbing, electrical, windows, additions, pool work and available permits or records.
Gather dues, assessments, transfer requirements, architectural rules, gate procedures and association documents when applicable.
Document actual frontage, view, dock or boating rights, golf position, lot orientation and water-related or exterior improvements accurately.
Seller provides listing photos and the agreed access method. For occupied or gated homes, organize showing procedures before launch.
Official community overview covering the area's history, Butler Chain, Big Sand Lake park and Sand Lake Road context.
Open County page →Orange County's official page for the 43-acre community park on Big Sand Lake.
Open park page →Community information for the guard-gated lake-oriented Phillips Landing neighborhood.
Open community site →Community information for Vizcaya's single-family, townhome and condominium residences.
Open community site →“From start to finish, he made the selling process seamless and stress-free.”
Tim W. · Florida seller · Public reviewChoose $99 MLS Basic, $499 FSBO Plus, 1% Full Service or Not Sure Yet.
Provide the address, price, photographs, property details, disclosures and access instructions.
Review the listing information and complete the applicable listing documents before activation.
The property enters the applicable MLS. Under 1%, Eaton remains involved through the sale; MLS-only leaves the active transaction with the seller.
Yes. The 1% option includes seller representation, pricing and listing-positioning guidance, MLS exposure, showing coordination, buyer-agent communication, offer review, negotiation help and contract-to-close guidance.
The FSBO Plus is limited-service MLS entry with a 6-month listing term, listing changes included and open-house posting in the MLS. The seller handles calls, showings, offers, negotiations, contracts, title and closing.
Dr. Phillips is a Census-designated Orange County community. Many properties use Orlando mailing addresses, so parcel, subdivision and Orange County records should be used for property-specific jurisdiction and zoning questions.
Yes. Eligible lakefront, lake-view, golf-community and gated-community properties can use either listing option. Sellers should provide accurate information about frontage, views, dock or boating access, golf position, HOA rules and property improvements when applicable.
No. Sellers provide the listing photographs and may use their own photos or hire the photographer they prefer.
Under the 1% plan, Eaton coordinates showing requests and buyer-agent communication. The seller provides the agreed method of property access.
No. Buyer-agent compensation, if offered, is separate from Eaton's listing-side fee, negotiable and chosen by the seller.
The 1% listing-side commission is paid at closing only if the property sells. The $499 FSBO Plus fee is due after the listing is live in the MLS and the seller has reviewed it. The fee is non-refundable once paid.
Compare 1% full-service representation with the $499 FSBO Plus option and choose the level of support that fits your sale.