Common Seller Pitfalls: How to Avoid Deal Delays in St. Augustine, FL

Selling a home in St.  Johns County should feel like a victory lap, yet too often I watch well‑intentioned owners trip on the same obstacles and watch their “easy” sale drag on for weeks. Below I unpack the most common local pitfalls I see as a full‑time broker in St. Augustine, and—more importantly—the simple steps you can take now to avoid them.

1. Overpricing in a Shifting Market

A sensational list price may win bragging rights at the neighborhood barbecue, but it quickly turns into extra carrying costs when showings dry up. In June 2025, homes here took a median 85 days to sell—up from 68 days last year—because sellers chased peak market prices (2021/2022) instead of current demand. 

Actionable tip: Price in the top third of the comp range, not at the ceiling, and aim to secure your first offer within the critical 30‑day window when buyer excitement and listing momentum are highest.

2. Ignoring Insurance Red Flags (Roof & Systems Age)

Florida insurers can refuse coverage—or demand hefty premiums—on roofs older than 15 years. Progressive alone dropped 56,000 policies for this reason. A buyer who can’t line up affordable insurance will either renegotiate or walk.

Mistake to avoid: List without confirming your roof’s useful life with a licensed roofer. A $650 roof inspection and minor tune‑up can save a $15,000 credit request during the inspection period.

3. Skipping Pre‑Listing Repairs & Permit Check‑Ups

Unpermitted additions lurk all over coastal Florida. Sellers are legally obligated to disclose them, and undisclosed work can trigger costly post‑closing claims. 

Tip: Pull your own permit history through the county’s online portal and close out—or at least disclose—any open items before you hit the MLS. 

4. Delaying Required Septic & Well Steps

About 30% of homes west of the Intracoastal here still run on septic. Inspections fall under Florida DEP rules and can take 2–3 weeks to schedule in peak season. 

Actionable tip: Order the septic pump‑out and inspection before your first showing; you’ll have a current receipt and clean bill of health ready for the buyer.

5. Failing to Provide a Complete Seller’s Disclosure

Buyers who spot omissions grow suspicious—and suspicious buyers hire specialists. A recent Redfin study found incomplete disclosures add an average 12 days to escrow as additional inspections pile on. 

Mistake to avoid: Relying on memory. Block off an afternoon, walk each room, and document every update, water event, and warranty. Transparency today beats concessions tomorrow.

6. HOA, CDD & Condo‑Doc Surprises

St. Johns County is loaded with master‑planned communities. State law gives buyers 3 days to review HOA docs (15 days for condos). Late delivery automatically resets—or enlarges—those windows, delaying closing.

Pro move: Order the full estoppel, rules, financials, and pending litigation report as soon as you sign the listing agreement, then upload everything to the MLS so a buyer can acknowledge receipt with the offer.

7. Title Clouds & Forgotten Liens

Contractors can file liens up to 90 days after final work in Florida. Unreleased Notice of Commencement forms or old mortgage satisfactions routinely appear the week of closing. 

Actionable tip: Let the title company run a pre‑listing title search. It’s usually under $200 and shines a light on liens you can clear while the home is being marketed—rather than while the movers wait in the driveway.

8. Underestimating Appraisal Risk

In a softening market, the appraiser’s opinion trumps every Zillow screenshot. June 2025 data shows 71 % of St. Johns County homes closed below asking price.

Mistake to avoid: Banking on a cash buyer to waive the appraisal. Instead, prepare a seller’s appraisal packet—recent comps, upgrades list, and an appraisal‑friendly access plan—to defend your contract price.

9. Overly Ambitious Timelines

Lenders, inspectors, and surveyors book up quickly during summer. The median contract‑to‑close in St. Johns County now sits at 38 days, up from 27 days pre‑COVID. 

Actionable tip: Build a 45‑day default closing into your listing template unless both parties are cash and ready. A realistic timeline prevents endless addenda and buyer frustration.

10. DIY Transaction Coordination

Juggling showings, inspection schedules, repair vendors, and HOA estoppels is a full‑time job. I routinely see FSBOs lose 2‑3 weeks simply coordinating document signatures and municipal lien searches.

Pro move: Even if you’re comfortable marketing alone, hire a licensed transaction coordinator for the paperwork—your net sheet will thank you.

Wrapping Up

A successful sale isn’t just about finding a buyer; it’s about clearing the runway so nothing grounds the deal on final approach. By pricing with today’s data, addressing insurance and permitting red flags early, and assembling a watertight disclosure file, you’ll glide from “just listed” to “just sold” with minimal turbulence. If you’d like a personalized pre‑listing audit—roof age verification, permit pull, and septic inspection scheduling—I’m happy to provide it as part of my full‑service listing package. Let’s turn potential pitfalls into smooth sailing and get you to the closing table on time and on budget.