Pre‑Listing Checklist For Fort Myers Golf Homes

Thinking about listing your Crown Colony golf home this season? You want strong offers, a smooth closing, and marketing that shows off your view and lifestyle. With a clear plan and the right prep, you can hit the market with confidence and avoid last‑minute surprises. This guide gives you a step‑by‑step pre‑listing checklist tailored to Fort Myers golf homes, plus tips for timing, inspections, measurements, photos, and HOA paperwork. Let’s dive in.

Time your listing for peak season

If you want to capture seasonal buyers, aim to be market‑ready before peak months. In Southwest Florida, November through April is typically the busiest stretch for showings and offers. Target October to November for winter listings and February to March for spring listings so landscaping, repairs, and marketing are ready when traffic rises.

Allow 4 to 8 weeks for landscape refreshes and irrigation tuning to take hold. Book your photographer and drone operator early and build in time for inspections, repairs, and HOA paperwork. A little runway now protects your pricing power later.

Start with inspections and maintenance

A clean inspection file builds buyer confidence and reduces renegotiations. Order key checks early and keep the reports handy for buyers.

Prioritize these inspections

• Roof inspection for age, condition, and visible wear.
• HVAC service with documented maintenance and filter changes.
• Pool and equipment check for pump, heater, filter, and safety devices.
• Wood‑Destroying Organism inspection to flag termites and moisture damage.
• Quick plumbing and electrical review for leaks, water heater age, and obvious issues.

Tackle smart, visible repairs

• Refresh or repair lanai screens and pressure wash frames and flooring.
• Touch up exterior paint and clean or update door hardware.
• Fix irrigation heads, refresh mulch, and patch bare turf.
• Clean and reseal stained pavers and tune exterior lighting.

Small, high‑impact fixes often return well by improving first impressions. Larger capital items, like full system replacements, make sense if they unlock financing or support price.

Elevate golf‑view curb appeal

Your course view is a headline feature. Make sure it shows clearly in person and on camera.

Maximize the rear‑view impact

• Clear clutter from the lanai and patio so the view is wide and unobstructed.
• Prune palms and trees to frame the fairway without blocking sightlines.
• Address standing water or turf discoloration near the rear yard.

Stage the lanai for lifestyle

• Deep clean outdoor seating and rugs and remove extras to create space.
• Repair screens, lubricate sliding doors, and clean tracks.
• Keep weatherproof furniture minimal and inviting to showcase outdoor living.

If you know the home has had golf ball strikes, keep notes on dates and repairs so your disclosures are complete.

Measure and present the space correctly

Square footage questions can derail deals. Consistent measurement and clear labels protect you during appraisal and underwriting.

• Gross Living Area typically includes finished, heated space measured from exterior walls. Unconditioned enclosed lanais are often listed separately from living area.
• Consider a professional measurer for a certified floorplan, especially in higher‑value homes.
• Present separate line items in your listing: Living area (GLA), Lanai or screened porch (unconditioned), and Total under roof.

A scaled floorplan PDF and room dimensions help buyers plan furniture and understand flow. They also support appraisers and lenders so your closing stays on track.

Plan professional photos and compliant drone work

Aerials are powerful for golf homes, but they must follow federal and community rules. Commercial real estate drone flights require a licensed pilot.

• Hire a Part 107 certified and insured drone operator. Review FAA small UAS rules and guidance and confirm any required LAANC authorization for controlled airspace.
• Check Crown Colony HOA policies on drones, exterior signage, and photo access. Some gated communities require written permission or pre‑registration with security.
• Schedule golden hour sessions for softer light and minimal wind. The day before photos, remove cars, hoses, trash cans, and pet items.
• Notify nearby neighbors if needed and close blinds on adjacent homes to avoid privacy concerns.

Deliverables to request: high‑resolution exterior photos emphasizing your view, pool and lanai, a golf‑context aerial set, and a simple walkthrough video.

Gather HOA documents and estoppel early

Association paperwork often controls your timeline. Start gathering documents as soon as you choose a list date.

• Pull governing docs, rules and regulations, budgets and reserve details, and recent meeting minutes.
• Request the estoppel certificate or association status letter early. Many associations take 5 to 15 business days and may offer expedited options for a fee.
• Keep proof of paid dues and gate device counts. Note any transfer fees, buyer application steps, or rental and pet rules that may matter to buyers.
• Review Florida association and disclosure requirements via the Florida Statutes site for Chapters 718 and 720.

Crown Colony may also regulate open houses, directional signs, and agent registration for showings. Confirm what is allowed so your marketing stays compliant.

Verify flood zone and permits

Many buyers will ask about flood risk and insurance. Pull your current flood zone and a simple permit history to get ahead of questions.

• Look up your address on the FEMA Flood Map Service Center and save a copy of the map and panel.
• Compile receipts and permits for improvements like roof, HVAC, lanai enclosures, and pool equipment. If you discover open permits, address them before listing.

Having this ready reassures buyers and helps underwriters move quickly.

Step‑by‑step timeline to list with confidence

Use this simple countdown to keep your prep on track. Adjust based on your target list date and home condition.

8–12 weeks before

• Review HOA docs and confirm the estoppel request process and fees.
• Order professional measurements and a certified floorplan.
• Book a licensed drone pilot and full photo package.
• Schedule roof, HVAC, pool, and WDO inspections.
• Start any larger repairs, exterior paint, and irrigation work.
• Declutter storage areas and plan staging.

4–6 weeks before

• Finish landscaping upgrades, sod, and pressure washing.
• Repair lanai screens and check sliding doors and tracks.
• Finalize staging or hire a stager.
• Confirm estoppel timing and any HOA transfer requirements.
• Gather permits and renovation records.

1–3 weeks before photos

• Deep clean interior, lanai, windows, and pool deck.
• Touch up paint, update simple hardware, and replace bulbs.
• Remove personal photos and heavy personalization.
• Day before photos: mow and edge lawn, set patio furniture, remove cars and bins.
• Confirm drone operator’s HOA permission and airspace authorization.

Listing week

• Upload floorplan, inspection reports, and HOA docs for your agent.
• Confirm estoppel and transfer documents are in process.
• Be available for quick questions from your agent and photographer.

Printable pre‑listing checklist

Use this to double‑check your progress before your photo day and first showings.

HOA and legal

• CC&Rs, rules and regulations, budgets, reserve details, minutes.
• Estoppel request submitted and fee paid if needed.
• HOA rules confirmed for signs, open houses, and drones.
• Permits and renovation documentation gathered.

Inspections and systems

• Roof inspection and report.
• HVAC service and records.
• Pool equipment check and cleaning.
• WDO inspection.
• Quick plumbing and electrical check.

Exterior and landscape

• Pressure wash exterior, driveway, and pavers.
• Repair or replace screens and clean lanai surfaces.
• Trim trees and shrubs; mow and edge lawn.
• Patch bare turf and check irrigation.
• Remove yard and driveway clutter.

Interior and staging

• Declutter and depersonalize.
• Touch up paint and replace bulbs.
• Stage main living areas and lanai.
• Deep clean carpets, tile grout, and windows.

Measurements and marketing

• Certified floorplan and GLA verification complete.
• Room dimensions and feature list prepared.
• Seller disclosures and flood info ready.

Photography and drone

• Photographer and Part 107 drone pilot booked and insured.
• HOA permission confirmed for drone, if required.
• Day‑of prep: remove cars, hide bins and hoses, secure pets.
• Provide access instructions, backup keys, and gate codes.

Final logistics

• Lockbox and gate access plan set with your agent.
• Association closing requirements and timelines confirmed.
• Receipts for repairs and updates organized for buyer review.

Work with a golf‑community expert

Selling in Crown Colony means showcasing a lifestyle as much as a home. You want marketing that highlights your lanai, view corridors, and proximity to the course, plus clean documentation that makes a buyer’s decision easy. If you want a custom prep plan, premium photo and drone strategy, and neighborhood‑level positioning, let’s talk. Connect with Adam Dearmond to request your free home valuation and a tailored pre‑listing roadmap.

FAQs

Do lanais count toward square footage in Fort Myers listings?

• Often not. Unconditioned enclosed lanais are typically listed separately from Gross Living Area, while finished, heated spaces are counted as living area. A professional measurement clarifies the classification.

How long do Crown Colony HOA estoppels take before closing?

• Many associations process estoppel certificates in 5 to 15 business days, with expedited options available for a fee. Start the request early to avoid closing delays.

Can I use a drone over the golf course for my listing photos?

• Yes, with compliance. Commercial flights require a Part 107 licensed pilot who follows FAA UAS rules and obtains any needed airspace authorization. HOA permission may also be required.

Should I order pre‑listing inspections for a golf home in Lee County?

• Yes. Roof, HVAC, pool, and WDO inspections help you address issues upfront, reduce renegotiations, and speed underwriting.

What disclosures apply to homes beside a golf course in Florida?

• Sellers must disclose known material facts, such as prior roof leaks, WDO damage, water intrusion, frequent golf ball strikes, or special assessments. Review the Florida Statutes for association and disclosure basics.