The override totalled $61,477.08 across 26 Terra Vista and Brentwood closings ($8,785,700.00 of volume). It comes off the top, before the split — so it was never 25% of anyone's money. The office absorbed $18,443.12; the agent side carried $43,033.96. Direct new-home referrals are excluded from both columns.
And the money is the smaller half of it. Nineteen households met you, rode around with you, and then built inside the gates — nineteen rooftops you were paid to plant a flag in. At the average price this team closed in Terra Vista and Brentwood this year, about $338,000.00, the listing side alone on one of those nineteen is worth roughly $10,100.00.
Open the full 25% reportWe hold 8 of 47 active listings in Terra Vista. Real Trust holds 8 — we are level with them on inventory for the first time since June, and two of ours went on this week. Across closed and pending business, though, they still take 19 list sides to our 10. That gap is the single number that decides next year.
Counting note: 8 is every listing at office 2100/2101, which includes Russell Barber's. 3 of the 8 are past 100 cumulative days (963 W Skyview Crossing Drive at 337, 1428 N Ridge Meadow Path at 187, 1349 W Quentin Lane at 183) — those are the price conversations, not the marketing conversations. Four listings community-wide are "temporarily off market" and are counted as inventory here; none of them are ours.
Nothing prints until the subscribe page and home-value page exist, a text to (833) 843-4448 is confirmed landing in Follow Up Boss, and the form-notification address is whitelisted in the three team inboxes.
| Address | List agent | Price | Original | CDOM |
|---|---|---|---|---|
| 877 N Hunt Club Drive | David Collins | $649,900 | $719,900 | 871 |
| 50 W Glen Arbor Lane · temp off mkt | Leslie N Landham | $1,350,000 | $1,350,000 | 478 |
| 1203 W Diamond Shore Loop | Orlando Regional Member | $348,900 | $349,000 | 417 |
| 1328 W Diamond Shore Loop | Paula Fuhst | $525,000 | $630,000 | 411 |
| 631 W Doerr Path | George Sleeman | $379,000 | $429,000 | 355 |
| 963 W Skyview Crossing Drive | Luci Suarez | $299,900 | $324,900 | 337 |
| 251 W Mickey Mantle Path · temp off mkt | Irene Snelgrove | $580,000 | $580,000 | 327 |
| 1080 W Skyview Crossing Drive | Jillian Applegate | $269,900 | $269,900 | 302 |
| 1040 W Beagle Run Loop | Susan Banden | $599,000 | $599,000 | 298 |
| 1500 W Alton Bay Place | Angela Rose | $1,049,000 | $1,049,000 | 287 |
| 1650 W Laurel Glen Path | Thomas Dishman | $410,000 | $450,000 | 265 |
| 2030 N Bush Hill Loop | Lawrence Redding | $559,900 | $559,900 | 261 |
| 1349 N Hunt Club Drive | George Sleeman | $498,000 | $498,000 | 241 |
| 1323 N WHISPERWOOD Drive · temp off mkt | Susan Banden | $718,000 | $729,000 | 238 |
| 1027 W Skyview Crossing Drive | Sarah Metz | $279,900 | $299,000 | 238 |
| 389 W Doerr Path | Paula Fuhst | $379,500 | $420,000 | 235 |
| 1165 W Beagle Run Loop | Alyssa Barr | $520,000 | $560,000 | 208 |
| 1428 N Ridge Meadow Path | Kirsten Elling | $725,000 | $725,000 | 187 |
| 1349 W Quentin Lane | Luci Suarez | $624,500 | $650,000 | 183 |
| 1861 N Eagle Chase Drive | Paula Fuhst | $675,000 | $675,000 | 168 |
| 635 W Doerr Path | Susan Banden | $389,000 | $389,000 | 151 |
| 1591 W Laurel Glen Path | Douglas Addeo | $308,000 | $318,000 | 134 |
| 2210 N Peakview Loop | Dawn Theroux | $1,450,000 | $1,450,000 | 116 |
| 1239 W Beagle Run Loop | Lindsey Miller | $494,000 | $499,000 | 108 |
| 2371 N Peakview Loop | Paula Fuhst | $990,000 | $990,000 | 102 |
| 1264 W Diamond Shore Loop | Bruce Brunk | $545,000 | $545,000 | 96 |
| 983 W Skyview Landings Drive | George Sleeman | $399,000 | $409,000 | 96 |
| 584 W Johnny Pesky Court | James McCoy Jr | $1,399,000 | $1,399,000 | 95 |
| 1969 N Yawkey Point | Ruth Squires | $949,000 | $999,900 | 89 |
| 842 W Silver Meadow Loop | Amy Meek | $350,000 | $350,000 | 89 |
| 929 W Silver Meadow Loop | Luci Suarez | $345,000 | $345,000 | 69 |
| 1096 W Diamond Shore Loop | Russell Barber | $438,500 | $438,500 | 68 |
| 979 W Sun Valley Court | Maria Fleming | $499,000 | $515,000 | 64 |
| 1884 N Ravenwood Point · temp off mkt | Monica Saldarriaga | $679,900 | $679,900 | 60 |
| 179 W Mickey Mantle Path | Karis Geistfeld | $525,000 | $525,000 | 57 |
| 653 W Doerr Path | Kirsten Elling | $324,900 | $324,900 | 51 |
| 443 W Mickey Mantle Path | Susan Pardo PA | $549,000 | $549,000 | 40 |
| 984 W Silver Meadow Loop | Vanesa Douglas | $279,000 | $279,000 | 29 |
| 1683 N Shadowview Path | Robert Ash | $395,000 | $395,000 | 26 |
| 255 W Redsox Path | David Cook | $619,000 | $569,000 | 23 |
| 907 N Hunt Club Drive | Karis Geistfeld | $686,000 | $686,000 | 12 |
| 1575 N Eagle Ridge Path | Paula Fuhst | $1,200,000 | $1,200,000 | 11 |
| 1800 N Rose Hue Path | Russell Barber | $649,900 | $649,900 | 5 |
| 1675 N Shadowview Path | Naya Austin | $374,900 | $374,900 | 5 |
| 2257 N Hickory Glen Point | Amy Messer | $899,000 | $899,000 | 5 |
| 1283 W Diamond Shore Loop | Kendra Ford | $348,900 | $348,900 | 5 |
| 1611 N Dimaggio Path | Paula Fuhst | $624,000 | $624,000 | 1 |
Gold rows are ours · pink rows are Real Trust · CDOM flag: green <30, amber 30–99, red 100+. "Temp off mkt" listings are still under a listing agreement, just pulled from view, so they are counted as inventory.
| Firm | List | Buyer | Sides | Side volume | Share |
|---|---|---|---|---|---|
| Others | 5 | 15 | 20 | $11,937,550 | 50.0% |
| Real Trust Realty | 7 | 2 | 9 | $4,872,900 | 22.5% |
| TVHT / BHHS FSP | 4 | 1 | 5 | $2,321,300 | 12.5% |
| RE/MAX Foxfire | 1 | 1 | 2 | $953,000 | 5.0% |
| BHHS South | 1 | 1 | 2 | $985,000 | 5.0% |
| RE/MAX Champions | 1 | 0 | 1 | $524,000 | 2.5% |
| Sellstate | 1 | 0 | 1 | $949,750 | 2.5% |
| Address | List | Buyer | Price | Side |
|---|---|---|---|---|
| 1640 N Jimmie Foxx Path | Kirsten Elling | Melissa Roberts | $679,500 | list |
| 286 W Redsox Path | Roni Sayer | Lori Flagg | $597,000 | buy |
| 1542 N Ridge Meadow Path | Kirsten Elling | SuncoastTampa Member | $474,900 | list |
| 165 W Doerr Path | Luci Suarez | Lake Sumter Member | $295,000 | list |
| 1312 W Skyview Crossing Drive | Kirsten Elling | Barbara Whitehead | $274,900 | list |
| Address | List | Buyer | Price | Side |
|---|---|---|---|---|
| 1283 N Rockwood Point | Susan Banden | Susan Banden | $899,000 | list+buy ⚑ |
| 286 W Redsox Path | Roni Sayer | Lori Flagg | $597,000 | list |
| 1038 W Rollingwood Court | Maria Fleming | Kendra Ford | $525,000 | list |
| 1638 N Eagle Ridge Path | Carl Manucci | Krystel Ellingham | $525,000 | list |
| 23 W Mickey Mantle Path | George Sleeman | Kimberly Roberts | $450,000 | list |
| 639 W Doerr Path | Carl Manucci | Ashtan Richey | $399,900 | list |
| 1052 W DIAMOND SHORE Loop | Susan Banden | Susan Banden | $289,000 | list+buy ⚑ |
286 W Redsox Path appears on both lists — their listing, our buyer. That is the one we took into their inventory.
| Firm | List | Buyer | Sides | Side volume | Share |
|---|---|---|---|---|---|
| Others | 27 | 35 | 62 | $30,513,060 | 52.5% |
| TVHT / BHHS FSP | 6 | 12 | 18 | $8,411,400 | 15.3% |
| Real Trust Realty | 12 | 3 | 15 | $6,975,000 | 12.7% |
| RE/MAX Foxfire | 6 | 1 | 7 | $3,575,000 | 5.9% |
| BHHS South | 3 | 3 | 6 | $3,040,860 | 5.1% |
| RE/MAX Champions | 2 | 4 | 6 | $3,383,000 | 5.1% |
| Sellstate | 3 | 1 | 4 | $2,498,000 | 3.4% |
| TOTAL | 59 | 59 | 118 | $58,396,320 | 100.0% |
| Address | List | Buyer | Price | Side |
|---|---|---|---|---|
| 1083 W Pointer Loop | Rachel Mysliborski | Deanna Hance | $899,000 | list |
| 1462 N Ridge Meadow Path | Rachel Mysliborski | Rachel Mysliborski | $775,000 | list+buy ⚑ |
| 2132 N Buttonwood Loop | William "Bill" Decker | Luci Suarez | $575,000 | buy |
| 107 W Mickey Mantle Path | Luci Suarez | Kirsten Elling | $500,000 | list+buy ⚑ |
| 997 W Skyview Landings Drive | Susan Banden | Russell Barber | $470,000 | buy |
| 1095 W Skyview Landings Drive | Carl Manucci | Luci Suarez | $460,000 | buy |
| 361 W Greenberg Court | Carl Manucci | Kirsten Elling | $425,000 | buy |
| 1685 N Bogey Point | Katie Spires | Lori Flagg | $412,500 | buy |
| 1556 N McCovey Point | Susan Pardo PA | Lori Flagg | $400,000 | buy |
| 418 W Doerr Path | Kenneth Brant II | Kirsten Elling | $375,000 | buy |
| 335 W Doerr Path | Carl Ramm | Luci Suarez | $335,000 | buy |
| 2025 N Gibson Point | Luci Suarez | Luci Suarez | $315,000 | list+buy ⚑ |
| 1299 W Skyview Crossing Drive | Luci Suarez | Jonathan Kennedy | $295,000 | list |
| 1056 W Beagle Run Loop | Carl Manucci | Rachel Mysliborski | $295,000 | buy |
| 855 W Skyview Crossing Drive | Luci Suarez | Carol Case | $289,900 | list |
Green rows are both-sides captures — those count as two sides and twice the volume credit.
| Firm | List | Buyer | Sides | Side volume | Share |
|---|---|---|---|---|---|
| Others | 32 | 50 | 82 | $42,450,610 | 51.9% |
| Real Trust Realty | 19 | 5 | 24 | $11,847,900 | 15.2% |
| TVHT / BHHS FSP | 10 | 13 | 23 | $10,732,700 | 14.6% |
| RE/MAX Foxfire | 7 | 2 | 9 | $4,528,000 | 5.7% |
| BHHS South | 4 | 4 | 8 | $4,025,860 | 5.1% |
| RE/MAX Champions | 3 | 4 | 7 | $3,907,000 | 4.4% |
| Sellstate | 4 | 1 | 5 | $3,447,750 | 3.2% |
| TOTAL | 79 | 79 | 158 | $80,939,820 | 100.0% |
Every side in Terra Vista belongs to one of three groups. This is the number that explains the market better than any firm row: the brain drain controls 41.1% of Terra Vista sides — people who learned this community inside our building or the developer's.
| Group | List | Buyer | Sides | Side volume | Share |
|---|---|---|---|---|---|
| Group 1 — Us (BHHS FSP / TVHT) | 10 | 13 | 23 | $10,732,700 | 14.6% |
| Group 2 — Citrus Hills alumni (brain drain) | 43 | 22 | 65 | $33,166,710 | 41.1% |
| Group 3 — True outsiders (influence drain) | 26 | 44 | 70 | $37,040,410 | 44.3% |
| TOTAL | 79 | 79 | 158 | $80,939,820 | 100.0% |
Alumni firms tracked as whole offices: BHHS South (Spring Hill), RE/MAX Champions, RE/MAX Foxfire, Real Trust Realty, Sellstate. Individual alumni are classified as alumni regardless of office code.
Our buyer-side game is the best in the community and it cannot carry us alone. Listings are the scoreboard, the inventory, and the referral engine — and we are taking 10 of 79 of them.
| # | Agent | Firm | Group | Sides | Side volume |
|---|---|---|---|---|---|
| 1 | Paula Fuhst | RE/MAX Foxfire | Alumni | 9 | $4,528,000 |
| 2 | Luci Suarez | TVHT / BHHS FSP | Us | 9 | $3,379,900 |
| 3 | Carl Manucci | Real Trust Realty | Alumni | 8 | $3,561,900 |
| 4 | Kimberly Roberts | BHHS South | Alumni | 7 | $3,701,860 |
| 5 | Krystel Ellingham | Others | Outsider | 6 | $4,900,000 |
| 6 | Susan Banden | Real Trust Realty | Alumni | 6 | $3,661,000 |
| 7 | Kirsten Elling | TVHT / BHHS FSP | Us | 6 | $2,729,300 |
| 8 | Rachel Mysliborski | TVHT / BHHS FSP | Us | 4 | $2,744,000 |
| 9 | Daniel Ford | Others | Alumni | 4 | $2,099,300 |
| 10 | Mazin Shehayeb | RE/MAX Champions | Alumni | 4 | $1,841,000 |
| 11 | Kendra Ford | Others | Alumni | 4 | $1,830,900 |
| 12 | Karis Geistfeld | Sellstate | Alumni | 3 | $2,103,750 |
| 13 | SuncoastTampa Member | Others | Outsider | 3 | $2,099,900 |
| 14 | Kerry Rosselet | Others | Outsider | 3 | $1,823,000 |
| 15 | Maria Fleming | Real Trust Realty | Alumni | 3 | $1,575,000 |
| Time on market | Sales | Avg cut from original | Median cut | Avg sale price |
|---|---|---|---|---|
| Sold in 0–29 days | 11 | 4.47% | 4.68% | $601,909 |
| 30–59 days | 10 | 4.79% | 3.90% | $526,500 |
| 60–99 days | 6 | 7.99% | 6.70% | $550,750 |
| 100–199 days | 14 | 10.70% | 10.73% | $432,886 |
| 200+ days | 18 | 14.22% | 13.36% | $441,514 |
There is no exception to this table. Every step slower on the market costs more off the price. A home that sold inside 45 days gave up 4.57% of its original number. A home that took 150 days or more gave up 12.07%. The slow ones did not get a better price for waiting — they got a worse one, and waited to get it.
The listings that failed cut their price less than the listings that sold. They did not fail because the market rejected a fair number — they never got to a fair number. They sat 225 days on average asking 12.9% more per square foot than buyers were actually paying, and one in five never moved the price a single dollar.
| Address | First asked | Gave up at | What it really took | Gap | % | Now |
|---|---|---|---|---|---|---|
| 2257 N Hickory Glen Point | $1,299,900 | $925,000 | $899,000 | $400,900 | 30.8% | active |
| 1500 W Alton Bay Place | $1,399,000 | $1,199,000 | $1,049,000 | $350,000 | 25.0% | active |
| 1543 N Killebrew Point | $548,888 | $524,444 | $415,360 | $133,528 | 24.3% | sold |
| 1999 N Buckmeadow Loop | $1,348,000 | $1,249,000 | $1,088,000 | $260,000 | 19.3% | pending |
| 1312 W Skyview Crossing Drive | $337,500 | $310,000 | $274,900 | $62,600 | 18.5% | pending |
| 915 N Hunt Club Drive | $670,000 | $548,900 | $548,900 | $121,100 | 18.1% | sold |
| 1763 W Twilight Lane | $630,000 | $549,000 | $524,000 | $106,000 | 16.8% | pending |
| 263 W Doerr Path | $399,900 | $380,000 | $342,500 | $57,400 | 14.4% | sold |
| 107 W Mickey Mantle Path | $579,000 | $524,900 | $500,000 | $79,000 | 13.6% | sold |
| 1027 W Skyview Crossing Drive | $319,900 | $314,900 | $279,900 | $40,000 | 12.5% | active |
| 1750 W Westford Path | $725,000 | $725,000 | $640,000 | $85,000 | 11.7% | sold |
| 1416 N Ridge Meadow Path | $1,200,000 | $1,150,000 | $1,100,000 | $100,000 | 8.3% | pending |
| 1349 N Hunt Club Drive | $540,000 | $498,000 | $498,000 | $42,000 | 7.8% | active |
| 1080 W Skyview Crossing Drive | $289,900 | $269,900 | $269,900 | $20,000 | 6.9% | active |
| 2030 N Bush Hill Loop | $599,500 | $559,900 | $559,900 | $39,600 | 6.6% | active |
| 1203 W Diamond Shore Loop | $349,000 | $349,000 | $348,900 | $100 | 0.0% | active |
The average seller who started too high gave back $118,576.75 of asking price and burned 278 days to find out what the house was worth. The market did not change its mind over those days. The price found the market. "What it really took" is the closing price where it sold and the current asking price where it is still live, so the live ones can still get worse.
No. 31 of the 47 listings (66.0%) have never taken a single reduction, and 25 are already past 100 days. 12 are both. The market is asking a median of $230.72 per square foot and paying $208.38.
| Address | Agent | Price | CDOM | Cut so far | $/sqft |
|---|---|---|---|---|---|
| 963 W Skyview Crossing Drive | Luci Suarez | $299,900 | 337 | 7.7% | $172.36 |
| 1428 N Ridge Meadow Path | Kirsten Elling | $725,000 | 187 | 0.0% | $237.63 |
| 1349 W Quentin Lane | Luci Suarez | $624,500 | 183 | 3.9% | $311.78 |
| 929 W Silver Meadow Loop | Luci Suarez | $345,000 | 69 | 0.0% | $196.36 |
| 1096 W Diamond Shore Loop | Russell Barber | $438,500 | 68 | 0.0% | $254.35 |
| 653 W Doerr Path | Kirsten Elling | $324,900 | 51 | 0.0% | $151.40 |
| 1800 N Rose Hue Path | Russell Barber | $649,900 | 5 | 0.0% | $325.60 |
| 1675 N Shadowview Path | Naya Austin | $374,900 | 5 | 0.0% | $202.76 |
The red rows are the conversation. Every house in the failure table above started exactly where a never-reduced 180-day listing sits today.
| Address | List agent | Last price | Original | CDOM | St |
|---|---|---|---|---|---|
| 1500 W Alton Bay Place | Luci Suarez | $1,199,000 | $1,399,000 | 211 | X |
| 1999 N Buckmeadow Loop | William Decker | $1,249,000 | $1,348,000 | 152 | W |
| 2308 N Peakview Loop | Shields Gay V | $1,199,999 | $1,325,000 | 274 | X |
| 2257 N Hickory Glen Point | Amy Messer | $925,000 | $1,299,900 | 475 | X |
| 1416 N Ridge Meadow Path | Krystel Ellingham | $1,150,000 | $1,200,000 | 118 | W |
| 2180 N Buckmeadow Loop | Kim DeVane | $895,000 | $935,000 | 19 | X |
| 785 N Hunt Club Drive | Kirsten Elling | $759,900 | $915,000 | 536 | X |
| 161 W Redsox Path | Cheyenne Watson | $839,900 | $849,900 | 186 | X |
| 1362 N Whisperwood Drive | Carl Manucci | $849,900 | $849,900 | 125 | X |
| 1416 N Eagle Ridge Path | Luci Suarez | $829,000 | $849,000 | 228 | X |
| 886 N Hunt Club Drive | Paula Fuhst | $749,000 | $775,000 | 179 | W |
| 1750 W Westford Path | Rhonda Gailey | $725,000 | $725,000 | 9 | W |
| 1036 W Lake Valley Court | Robert Schroeder III | $689,000 | $699,000 | 106 | W |
| 1861 N Eagle Chase Drive | Robert Ash | $675,000 | $675,000 | 115 | X |
| 1139 N Hunt Club Drive | Lisa VanDeBoe | $675,000 | $675,000 | 4 | X |
| 1355 W Greenmeadow Path | Kerin Ivory | $675,000 | $675,000 | 177 | W |
| 915 N Hunt Club Drive | Kendra Ford | $548,900 | $670,000 | 465 | X |
| 760 N Hunt Club Drive | Andrea Cincotta | $640,000 | $665,900 | 334 | W |
| 1763 W Twilight Lane | Paula Fuhst | $549,000 | $630,000 | 76 | W |
| 1147 W Pointe Vista Path | Marcia Kasper | $499,000 | $605,000 | 301 | X |
| 2030 N Bush Hill Loop | Karis K Geistfeld | $559,900 | $599,500 | 198 | X |
| 107 W Mickey Mantle Path | Luci Suarez | $524,900 | $579,000 | 354 | X |
| 1543 N Killebrew Point | Roni Sayer | $524,444 | $548,888 | 344 | X |
| 1349 N Hunt Club Drive | George L'Heureux | $498,000 | $540,000 | 168 | W |
| 1802 N Musial Point | Michele Murphy | $493,000 | $524,900 | 336 | X |
| 467 W Mickey Mantle Path | William Decker | $494,900 | $510,000 | 16 | W |
| 1771 W Laurel Glen Path | Susan Elliott | $485,000 | $500,000 | 67 | W |
| 84 W Doerr Path | Steven Koleno | $489,900 | $489,900 | 23 | W |
| 1821 N Gibson Point | Cellynn Rife | $425,000 | $475,000 | 380 | W |
| 1311 W Skyview Crossing Drive | Susan Pardo PA | $448,900 | $459,900 | 181 | X |
St: X = expired · W = withdrawn. Showing the 30 highest original list prices. Gold rows are ours. This is also the best listing-lead list in the report.